The City of Campbell general plan

The City of Campbell
General
Plan
Adopted November 6, 2001
The City of Campbell
General
Plan
Adopted November 6, 2001
The City of Campbell
70 N. First Street
Campbell, California 95008- 1423
( 408) 866- 2140
www. cityofcampbell. com
i
Acknowledgments
CITY COUNCIL
Matthew Dean, Mayor Robert S. Doherty ( former)
Jeanette Watson, Vice Mayor Daniel E. Furtado
Donald R. Burr Jane P. Kennedy
PLANNING COMMISSION
Tom Francois, Chair Bradway Jones
Joseph D. Hernandez, Vice Chair Felicia Leonard
Bob Alderete Mel Lindstrom ( former)
George P. Doorley Dennis Lowe ( former)
Elizabeth Gibbons
GENERAL PLAN TASK FORCE
Jeanette Watson, Chair Don Hebard
Matthew Dean, Vice Chair Barbara Johnson
Linda Andrianos Andrew Kotowski ( through May 1999)
Don Burr Lisa McIntyre
Barbara Conant Laura Taylor Moore
Elizabeth Gibbons Harry Oberhelman
HISTORIC PRESERVATION BOARD
Susan E. Blake, Chair Joanna Herz ( former)
Trish Forsman, Vice Chair David Larson
David McParland Laura Taylor Moore
CIVIC IMPROVEMENT COMMISSION
Kurt Arends, Chair Lisa McIntyre
Patrick Kirk, Vice Chair Mike Miramontes
Joan Goldstein James E. Rusnak ( former)
Art Ring
PARKS AND RECREATION COMMISSION
Jean LaDuc, Chair Brian D. Christensen
David T. Cripe, Vice Chair Tim Mason
Linda Andrianos Alan G. Lowder
Rita Buxbaum ( former) Todd William Zeman
BICYCLE ADVISORY COMMITTEE
Betty Olsen, Chair Geoff I. Bradley
Steven Robert Aufdermauer Micky Lutz
David W. Wirth
Campbell General Plan
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CITY STAFF
Bernard Strojny, City Manager
William Seligmann, City Attorney
Anne Bybee, City Clerk
Community Development Department
Sharon Fierro, Community Development Director
Steve Piasecki, AICP, Community Development Director ( former)
Geoff Bradley, Senior Planner
Tim Haley, Associate Planner
Darcy Smith, Planner II
Katrina Rice Schmidt, Planner II ( former)
Stephanie Willsey, Planner I
Kristi Bascom, Planner I ( former)
Aki Irani, Planner I ( former)
Bill Bruckart, Building Official
Corinne Shinn, Planning Secretary
Public Works Department
Robert Kass, Public Works Director
Lynn Penoyer, Land Development Manager
Bill Helms, Land Development Manager ( former)
Matthew Jue, P. E., Traffic Engineer
Michelle Quinney, P. E., City Engineer
Other Departments
Claudia Cauthorn, Recreation/ Community Services Director
Gretchen Conner, Finance Director
David Gullo, Police Chief
Linda Klemczak, Community Center Manager
TOC- i
Table of Contents
Introduction and Overview............................................................................................ I- 1
Regional Location....................................................................................................... I- 1
Campbell: A Capsule History .................................................................................... I- 1
The City of Campbell’s Vision................................................................................... I- 2
Strategic Planning ................................................................................................. I- 3
Community Survey ............................................................................................... I- 3
General Plan Purpose.................................................................................................. I- 4
Campbell General Plan: Visionary and Realistic................................................. I- 4
Need for General Plan Update .................................................................................... I- 4
Amendments to the General Plan ............................................................................... I- 5
Periodic Review.................................................................................................... I- 5
General Plan Requirements......................................................................................... I- 5
Correspondence to Required Elements................................................................. I- 6
Documents that Implement the General Plan ............................................................. I- 7
Zoning Code.......................................................................................................... I- 7
Special Area and Redevelopment Plans ............................................................... I- 7
Subdivision Code.................................................................................................. I- 7
Capital Budget and Capital Improvement Plan .................................................... I- 8
Conditional Approval for Development ............................................................... I- 8
Streetscape Standards............................................................................................ I- 8
Design Guidelines................................................................................................. I- 9
Regional Transportation Plans.............................................................................. I- 9
Countywide Deficiency Plan ................................................................................ I- 9
Environmental Documents.................................................................................... I- 9
General Plan Preparation Process ............................................................................. I- 10
Task Force........................................................................................................... I- 10
General Plan Organization........................................................................................ I- 10
Chapter Organization .......................................................................................... I- 10
General Plan Themes .......................................................................................... I- 11
Campbell General Plan
TOC- ii
General Plan Structure ........................................................................................ I- 11
Policy Numbering System.................................................................................. I- 12
Land Use and Transportation ................................................................................ LUT- 1
Introduction.......................................................................................................... LUT- 1
Population ............................................................................................................ LUT- 2
Land Use .............................................................................................................. LUT- 3
The Land Use Diagram.................................................................................. LUT- 4
Land Use Categories ...................................................................................... LUT- 5
Transportation .................................................................................................... LUT- 11
Roadways..................................................................................................... LUT- 11
Street Design Standards ............................................................................... LUT- 11
Roadway Maintenance................................................................................. LUT- 16
The Neighborhood Traffic Management Program ...................................... LUT- 16
Street Lighting ............................................................................................. LUT- 16
Parking ......................................................................................................... LUT- 16
Traffic Volumes........................................................................................... LUT- 17
Bicycle Facilities.......................................................................................... LUT- 17
Pedestrian Transportation ............................................................................ LUT- 17
Transit .......................................................................................................... LUT- 18
Community Design ............................................................................................ LUT- 21
Neighborhoods............................................................................................. LUT- 22
Gateways / City Boundaries......................................................................... LUT- 25
Street Appearance and Public Improvements .............................................. LUT- 26
Historic and Cultural Resources .................................................................. LUT- 27
Land Use Compatibility............................................................................... LUT- 27
Amenities, Open Space and Community Linkages ..................................... LUT- 28
Access to Development................................................................................ LUT- 28
Building and Site Design ............................................................................. LUT- 29
Area Plans and Special Project Areas................................................................ LUT- 30
Pruneyard/ Creekside Commercial District .................................................. LUT- 30
North of Campbell Avenue ( NOCA)........................................................... LUT- 31
South of Campbell Avenue ( SOCA)............................................................ LUT- 31
Table of Contents
TOC- iii
San Tomas Area Neighborhood Plan ( STANP) .......................................... LUT- 31
Campbell Redevelopment Area ................................................................... LUT- 32
Downtown.................................................................................................... LUT- 32
Downtown Neighborhoods .......................................................................... LUT- 32
Goals, Policies, and Strategies ........................................................................... LUT- 37
Land Use and Transportation....................................................................... LUT- 37
Community Design ...................................................................................... LUT- 43
Area Plans and Special Project Areas.......................................................... LUT- 58
Open Space, Parks and Public Facilities................................................................ OSP- 1
Overview............................................................................................................... OSP- 1
Open Space, Parks and Recreation Facilities........................................................ OSP- 3
Open Space, Park Land and Recreation Facilities Inventory ......................... OSP- 3
Regional Open Spaces, Parks and Recreation Facilities................................. OSP- 3
County Park Lands.......................................................................................... OSP- 3
Santa Clara Valley Water District Groundwater Recharge Facilities............. OSP- 3
Santa Clara County Open Space Authority .................................................... OSP- 4
City Facilities .................................................................................................. OSP- 5
School Open Space and Recreation Facilities .............................................. OSP- 13
Privately Owned Open Space and Recreation Facilities............................... OSP- 14
Distribution of Parks and Open Space In City Neighborhoods .................... OSP- 15
Open Space, Parks and Recreation Facilities Standard ................................ OSP- 19
1990 Open Space Element and Current Plans .................................................... OSP- 23
Open Space Implementation Plan................................................................. OSP- 23
Park Improvement Implementation Plan ...................................................... OSP- 24
Park and Open Space Funding...................................................................... OSP- 24
Non- City Funds............................................................................................. OSP- 24
Public Facilities................................................................................................... OSP- 25
City Hall........................................................................................................ OSP- 25
Special Facilities ........................................................................................... OSP- 25
Library Facilities........................................................................................... OSP- 25
Public Schools..................................................................................................... OSP- 25
Campbell General Plan
TOC- iv
Sewer, Storm Drainage and Wastewater ............................................................ OSP- 26
Storm Drainage ............................................................................................. OSP- 27
Goals, Policies, and Strategies ............................................................................ OSP- 29
Open Space, Parks and Recreation Facilities................................................ OSP- 29
Public Facilities and Services ....................................................................... OSP- 37
Public Schools............................................................................................... OSP- 39
Sewer, Storm Drainage and Wastewater ...................................................... OSP- 39
Health and Safety........................................................................................................ HS- 1
Emergency Preparedness ........................................................................................ HS- 1
Critical Facilities............................................................................................... HS- 3
Public Safety ........................................................................................................... HS- 3
Police................................................................................................................. HS- 3
Fire and Emergency Services............................................................................ HS- 3
Geologic and Seismic Hazards ............................................................................... HS- 4
Fire Hazards .......................................................................................................... HS- 15
Flooding ................................................................................................................ HS- 15
Aircraft Overflight ................................................................................................ HS- 16
Hazardous Materials and Waste............................................................................ HS- 17
Goals, Policies and strategies................................................................................ HS- 20
Emergency Preparedness ................................................................................ HS- 20
Public Safety ................................................................................................... HS- 22
Geologic and Seismic Hazards ....................................................................... HS- 24
Fire Safety....................................................................................................... HS- 26
Flooding .......................................................................................................... HS- 27
Aircraft Overflight .......................................................................................... HS- 27
Hazardous Materials and Waste...................................................................... HS- 28
Conservation And Natural Resources.................................................................... CNR- 1
Historic Resources ............................................................................................... CNR- 1
Biological Resources ........................................................................................... CNR- 2
Water Resources .................................................................................................. CNR- 2
Water Supply ................................................................................................. CNR- 3
Table of Contents
TOC- v
Water Conservation ....................................................................................... CNR- 5
Water Demand ............................................................................................... CNR- 5
Water Recycling............................................................................................. CNR- 6
Water Quality................................................................................................. CNR- 6
Waste Management And Recycling..................................................................... CNR- 6
Solid Waste .................................................................................................... CNR- 7
Noise .................................................................................................................... CNR- 7
Air Quality ......................................................................................................... CNR- 11
Goals, Policies And Strategies........................................................................... CNR- 14
Historic Resources ....................................................................................... CNR- 14
Biological Resources ................................................................................... CNR- 15
Water Resources .......................................................................................... CNR- 16
Waste Management And Recycling............................................................. CNR- 18
Noise ............................................................................................................ CNR- 20
Air Quality ................................................................................................... CNR- 22
Housing .......................................................................................................................... H- 1
Introduction............................................................................................................... H- 1
Community Context............................................................................................ H- 1
Role of Housing Element.................................................................................... H- 2
Public Participation................................................................................................... H- 3
Relationship to the General Plan......................................................................... H- 4
Housing Needs Summary ......................................................................................... H- 4
Existing Housing Needs...................................................................................... H- 5
Future Housing Needs......................................................................................... H- 8
Housing Resources.................................................................................................... H- 9
Availability of Sites for Housing ...................................................................... H- 10
Financial Resources .......................................................................................... H- 18
Administrative Resources ................................................................................. H- 23
Opportunities for Energy Conservation ............................................................ H- 25
Housing Plan........................................................................................................... H- 27
Goals, Policies, and Programs .......................................................................... H- 27
Campbell General Plan
TOC- vi
Appendicies.................................................................................................................... ......
Appendix A1: Area Plans and Special Project Areas ............................................. A1- 1
North of Campbell Avenue Area ( NOCA)....................................................... A1- 1
South of Campbell Avenue Area ( SOCA)........................................................ A1- 3
San Tomas Area Neighborhood Plan ( STANP) ............................................. A1- 11
Downtown Development Policies......................................................................... A1
Appendix A2: Streetscape Standards...................................................................... A2- 1
Appendix B: Relationship of the City of Campbell General Plan Land Use Categories
with Zoning Categories.............................................................................................. B- 1
Appendix C1: Housing Element Technical Report ................................................. C1- 1
Appendix C2: Summary of Public Comments......................................................... C2- 1
Appendix C3: Article from The Campbell Reporter ............................................... C3- 1
Appendix C4: Summary of Infill Development Projects......................................... C4- 1
Glossary
Glossary .................................................................................................................... G- 1
Table of Contents
TOC- vii
LIST OF FIGURES
Introduction
Figure I- 1: Regional Location Map ...................................................................... I- 1
Land Use and Transportation Element
Figure LUT- 1a: Total Existing Building Floor Area by Land Use ............... LUT- 4
Figure LUT- 1b: Total Projected Building Floor Area by Land Use at Full
Buildout of the General Plan.......................................................................... LUT- 5
Figure LUT- 2: Land Use Diagram ................................................................ LUT- 7
Figure LUT- 3: Roadway Classification Diagram........................................ LUT- 13
Figure LUT- 4: Bicycle System.................................................................... LUT- 19
Figure LUT- 5: Campbell Community Form Diagram................................. LUT- 21
Figure LUT- 6: Campbell Neighborhoods.................................................... LUT- 23
Figure LUT- 7: Gateways ............................................................................ LUT- 26
Figure LUT- 8: Campbell Special Project Areas.......................................... LUT- 35
Open Space, Parks and Public Facilities
Figure OSP- 1: Regional Open Space, Parks and Recreation Facilities.......... OSP- 7
Figure OSP- 2: City of Campbell Open Space, Parks and
Recreation Facilities...................................................................................... OSP- 11
Figure OSP- 3: School Open Space, Recreational Facilities and
District Boundaries ....................................................................................... OSP- 15
Figure OSP- 4: Half- mile Radius for Open Space, Parks
and Recreational Facilities............................................................................ OSP- 19
Health and Safety
Figure HS- 1: Shaking Intensity of a Peninsula- Golden Gate San Andreas Quake
Magnitude 7.2 ................................................................................................... HS- 7
Figure HS- 2: Shaking Intensity of a Southern Hayward Earthquake Magnitude 6.9
........................................................................................................................... HS- 7
Figure HS- 3: San Francisco Bay Region Earthquake Probability.................... HS- 9
Figure HS- 4: Faults Within and Near the City of Campbell ......................... HS- 11
Figure HS- 5: City of Campbell Spectral Diagram.......................................... HS- 12
Figure HS- 6: 100- year Flood Zones ............................................................... HS- 19
Campbell General Plan
TOC- viii
Conservation and Natural Resources
Figure CNR- 1: Santa Clara Valley Water District Water Supply Diagram .. CNR- 4
Figure CNR- 2: Traffic Related Noise Conditions Under General Plan Buildout .....
...................................................................................................................... CNR- 10
Housing
Figure H- 1 Potential Housing Sites .................................................................. H- 13
LIST OF TABLES
Introduction
Table I- 1: Correspondence Between Required Elements and Campbell General
Plan Elements........................................................................................................ I- 6
Land Use and Transportation
Table LUT- 1: Historic and Projected Population .......................................... LUT- 2
Table LUT- 2: General Plan Buildout Projections for Non- Residential Floor Space
........................................................................................................................ LUT- 3
Table LUT- 3: Roadway Classifications...................................................... LUT- 15
Table LUT- 4: Land Use Acreage by Neighborhood ................................... LUT- 25
Open Space, Parks and Public Facilities Element
Table OSP- 1: Existing Regional Open Space, Parks
and Recreation Facilities................................................................................. OSP- 4
Table OSP- 2: City- owned Open Space, Parks and Recreation Facilities..... OSP- 10
Table OSP- 3: School Open Space and Recreation Facilities........................ OSP- 14
Table OSP- 4: Privately Owned Open Space and Recreation Facilities........ OSP- 14
Table OSP- 5: Park and School Usable Open Space and Recreation
Facilities by Neighborhood........................................................................... OSP- 17
Table OSP- 6: Existing Improved and Unimproved Usable Open Space,
Park and Recreation Facility Acreage Per Thousand Residents................... OSP- 18
Table OSP- 7: Buildout Open Space Demand............................................... OSP- 21
Table OSP- 8: Current Capital Improvement Plan Park Projects, 2000- 07... OSP- 22
Table OSP- 9: Sewer Connection Distribution by Jurisdiction ..................... OSP- 24
Health and Safety
Table HS- 1: Probability of At Least One Magnitude 6.7 or Greater Earthquake
Before 2030....................................................................................................... HS- 5
Table of Contents
TOC- ix
Table HS- 2: Relationships Between Peak Ground Acceleration, Peak
Ground Velocity and Modified Mercalli Intensity in the City of Campbell... HS- 13
Table HS- 3: Unreinforced Masonry Buildings, 1990..................................... HS- 14
Table HS- 4: Dam Failure Hazards.................................................................. HS- 16
Conservation and Natural Resources
Table CNR- 1: Santa Clara Valley Water District Water Supply Sources ..... CNR- 3
Table CNR- 2: General Plan Update Noise Contours .................................... CNR- 8
Table CNR- 3: San Jose Air Pollutant Summary. 1997- 1999, 4th Street
Monitoring Station....................................................................................... CNR- 12
Housing
Table H- 1 Existing Housing Needs .................................................................... H- 5
Table H- 2 Residential Units Projected at Build- out of General Plan ............... H- 12
Table H- 3 Remaining 1999- 2006 RHND......................................................... H- 15
Table H- 4 Financial Resources for Housing Activities .................................... H- 20
Table H- 5 Housing Implementation Programs Summary ................................ H- 43
I- 1
Figure I- 1: Regional Location Map
Introduction and Overview
REGIONAL LOCATION
Nestled in the midst of Silicon Valley, Campbell has retained the charm of yesteryear
while embracing the future. Unique historic buildings rest comfortably alongside
efficient high- tech structures, successfully blending tradition with progress. Residents
enjoy beautiful natural surroundings, well maintained parks and trails and proximity to
work environments – all within the atmosphere of a small, friendly town.
For those who choose to
live or work in Campbell,
the advantages abound.
Chief among them is its
central location. With
easy access to most of the
valley’s major freeways,
this charming city offers
the best of all worlds to its
residential and business
communities.
As shown in Figure I- 1,
the City of Campbell is
located approximately 50
miles south of San
Francisco in Santa Clara
County, one of the nine
Counties that make up the
region known as the San
Francisco Bay Area. The
City occupies over six
square miles of relatively
flat land that slopes
gently toward the south end of the San Francisco Bay. Campbell is bounded on the north,
east and west by the City of San Jose and on the south by the Town of Los Gatos. A
small portion of Campbell’s southwestern boundary is adjacent to the City of Saratoga.
The residents of Campbell have views of the Sierra Azules to the east and Santa Cruz
Mountains to the southwest.
CAMPBELL: A CAPSULE HISTORY
The City of Campbell takes its name from Benjamin Campbell, an early landowner,
rancher and farmer of the area. From 1885 to 1888, Benjamin Campbell served as the
first Postmaster from his home, which was located on Campbell Avenue between what is
today First and Second Streets. On his land was the “ flag stop” on the railroad from
Santa Clara to Santa Cruz. In 1886, several buildings were constructed on the Campbell
property including a train depot known as “ Campbell Station” and a town hall for social
gatherings. In 1888, the first residential lot in the first subdivision of Campbell’s
Campbell General Plan
I- 2
property was sold. Campbell had a fire department and newspaper by 1895, grammar
school by 1888, and a high school by 1900.
Campbell’s ideal location in the Santa Clara Valley, dubbed the “ Valley of Heart’s
Delight” because of its rich agricultural soils, made it a home to many of the world’s
largest fruit drying grounds and some of the finest canneries. Campbell became known
as the “ Orchard City” in the very beginning of its history as most of the land within the
area was devoted to agricultural use, primarily orchards. In 1887, the first use of the land
for industrial purposes was the development of one of the largest drying grounds in the
world. The drying grounds had been built adjacent to the tracks south of the depot. The
dried crops included prunes, apricots, plums and apples.
John Colpitts Ainsley founded the J. C. Ainsley Packing Company in Campbell, which
was one of the finest canneries in California. The packing company was a vital part of
the Campbell community, which operated from 1893 until 1933 when Mr. Ainsley sold
the cannery to the Drew Canning Company. Other big company names in Campbell’s
fruit canning and drying business include the George A. Fleming Company, Frank
Buxton’s Fruit Drying Works, George E. Hyde and Company, The Orchard City Canning
Company, Campbell Horticultural Association, Campbell Fruit Growers’ Union,
Campbell Farmers Union Packing Company and the California Prune and Apricot
Growers Association that marketed fruit under the famous brand name of Sunsweet. 1
By the time the city was incorporated, on March 28, 1952, there was a well- established
downtown center and many of the orchards, which gave Campbell its “ Orchard City”
nickname, were being replaced by housing, commerce and industry. Today, agriculture
is practically non- existent as an industry in Campbell. Campbell prides itself for being a
well- balanced community in the center of booming “ Silicon Valley.” It has a variety of
housing options and has many technology firms and professional offices, providing
Campbell with a balance of housing and jobs.
Campbell is a General Law City with a five- member Council including a rotating
Mayor’s position.
THE CITY OF CAMPBELL’S VISION
The development of the City of Campbell’s Community Vision Statement was an
important outcome from the City’s Strategic Planning process and the Community
Satisfaction Survey. A vision articulates a destination toward which the City should aim
and a future that, in important ways, is more desirable than the present. The Vision
Statement has been paramount in the development of Campbell’s General Plan Goals,
Objectives and Strategies.
1 Jeanette Watson, Campbell the Orchard City, 1989.
Introduction and Overview
I- 3
The Campbell Vision
Campbell will remain a
friendly community and
develop a stronger sense of
identity, characterized by
the active involvement of its
citizens and businesses in
all aspects of community
life.
It will be a safer, more well-balanced
small town with
connected neighborhoods
set in an attractive and
comfortable environment.
Campbell City government
will be increasingly fiscally
self- reliant, provide more
effective basic municipal
services and foster regional
cooperation and local
partnerships.
Strategic Planning
In 1993 and 1994, the City of Campbell
went through a coordinated planning
process that examined the state of the
community in terms of seven strategic
planning elements: Land Use, Financial
Health, Transportation, Public Safety,
Community Services/ Recreation, Open
Space/ Cultural/ Historical and
Environmental Programs ( The Community
Participation Element was added in 1999).
The City identified a community vision and
established long- term strategic goals and
objectives. Throughout the process,
members of the City’s advisory
commissions and boards participated with
other community members to provide input
at every stage of strategic planning efforts.
The results of the strategic planning
process provided a clearly articulated
“ blueprint” of the future desired by the
Campbell community and a guide for the
General Plan update. The Strategic Plan is
reviewed annually. The long- term vision,
goals and objectives have remained
relevant and meaningful and have required
only minor modification.
Community Survey
In 1997, a community satisfaction survey
was conducted as a means to give decision
makers an indication of residents’ thoughts,
issues and concerns regarding the City of
Campbell. Researchers found that 90% of
respondents were satisfied with the job the
City of Campbell was doing to provide
City services. Police, fire and emergency
medical services were ranked highest in
importance among the selection of City
services included in the survey. Almost two- thirds of respondents noted “ small
community,” “ good location,” or “ quiet” when identifying the best thing about living in
Campbell. “ Traffic” was the most frequent response to the question regarding the worst
thing about living in Campbell, being cited by 18% of respondents. Notably, 26% of
respondents did not find a “ worst thing” about living in Campbell.
A second Community Satisfaction Survey was conducted in the Fall of 1999. The results
of the survey did not vary significantly from the earlier one.
Campbell General Plan
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GENERAL PLAN PURPOSE
The purpose of a city’s General Plan is to guide decisions regarding physical growth and
development, provision of public services and facilities, and conservation and
enhancement of natural resources. Therefore, Campbell’s General Plan:
• Outlines a vision of long- range physical and economic development and
resource conservation that reflects the aspirations of the community;
• Provides strategies that will allow this vision to be accomplished;
• Establishes a foundation upon which the City Council and Commissions can
base policy decisions and a basis for judging whether specific development
proposals and public projects are in harmony with community desires;
• Allows City departments, other public agencies, and private developers to
design projects that will enhance the character of the community, preserve and
enhance critical environmental resources, and minimize hazards;
• Provides the basis for establishing and setting priorities for detailed plans and
implementing programs, such as the Zoning Ordinance, specific plans, and the
Capital Improvement Program; and
• Addresses the issue of land availability to meet the City’s economic
development objectives, the need for housing in the community, and State law
requirements for Campbell to accept its “ fair share” of the regional housing
needs.
Campbell General Plan: Visionary and Realistic
The General Plan sets a vision for the city, but it is not merely a compendium of ideas
and wish lists. Broad objectives such as “ quality of life” and “ community character” are
meaningful only when translated into tangible, feasible actions. Thus, while each
element of the General Plan articulates long- term goals, it also includes action- oriented
policies that outline concrete and achievable steps to attain these goals. The General Plan
is comprehensive and long- range in scope. It will be used on an on- going basis, because
many City regulations, requirements, and actions are required by State law to be
consistent with the General Plan. Since the Plan is general, there will be circumstances
and instances when detailed studies are necessary before policies can be implemented.
NEED FOR GENERAL PLAN UPDATE
General plans typically look out 20 years in the future and are revised every five to ten
years. Most of the City’s General Plan Elements were adopted ten years ago or more.
Campbell’s first General Plan was adopted in 1960 and revised in 1968. Revised Land
Use and Circulation Elements were adopted in 1983 and were amended in 1990, 1991
and 1993. Conservation and Scenic Highways Elements were adopted in 1972. In 1975,
the Seismic, Safety and Noise Elements were adopted. The Air Quality Element was
adopted in 1987, the Open Space Element was adopted in 1990 and the latest Housing
Element was adopted in 1992. Although the community vision and goals for Campbell
haven’t changed significantly since the adoption of the first General Plan, some fine-tuning
must be made to reflect current population, community conditions and State
requirements.
Introduction and Overview
I- 5
AMENDMENTS TO THE GENERAL PLAN
As the City’s guide for development, the General Plan is the heart of the planning
process. It is intended to be a living document and, as such, will be subject to more site-specific
and comprehensive amendments over time. Amendments also may be needed
from time to time to conform to State or Federal law passed after adoption, and to
eliminate or modify policies that may become obsolete or unrealistic due to changed
conditions ( such as completion of a task or project, development of a site, or adoption of
an ordinance or plan). State law limits the number of times a jurisdiction can amend its
general plan. Generally, no jurisdiction can amend any mandatory element of its general
plan more than four times in one year, although each amendment may include more than
one change to the general plan. This restriction, however, does not apply to amendments
to:
• Optional elements
• Allow development of affordable housing; or
• Comply with a court decision
Periodic Review
The City will undertake a periodic review of the General Plan, to determine how well the
General Plan has performed, that is, whether policies related to development and
conservation have been effective. This review will include:
• Analysis of the effectiveness of implementation strategies initiated to carry
out the General Plan; and
• Review of growth trends since General Plan adoption
As part of the review, a target date for a comprehensive update of the General Plan will
be established. A report summarizing City staff’s findings and recommendations will be
circulated for public comment and then presented to the Planning Commission. The
Planning Commission will review the report and make a recommendation to the City
Council. The Planning commission and the City Council also will hear comments on the
report at duly noticed public hearings.
GENERAL PLAN REQUIREMENTS
State law requires each California City and county to prepare a general plan. A general
plan is defined as a “ comprehensive, long- term general plan for the physical development
of the county or city, and any land outside its boundaries, which in the planning agency’s
judgment, bears relation to its planning.” State requirements call for general plans that
“ comprise an integrated, internally consistent and compatible statement of policies for the
adopting agency.”
While they allow considerable flexibility, State planning laws do establish some
requirements for the issues that general plans must address. The California Government
code establishes both the content of general plans and rules for their adoption and
subsequent amendment. Together, State law and judicial decisions establish three overall
guidelines for general plans.
• The general plan must be comprehensive. This requirement has two aspects.
First, the general plan must be geographically comprehensive. That is, it must
apply throughout the entire incorporated area and it should include other areas
Campbell General Plan
I- 6
that the City determines are relevant to its planning. Second, the general plan
must address the full range of issues that affects the city’s physical
development.
• The general plan must be internally consistent. This requirement means that
the general plan must fully integrate its separate parts and relate them to each
other without conflict. “ Horizontal” consistency applies as much to figures
and diagrams as to the general plan text. It also applies to data and analysis as
well as policies. All adopted portions of the general plan, whether required by
State law or not, have equal legal weight. None may supersede another, so the
general plan must resolve conflicts among the provisions of each element.
• The general plan must be long- range. Because anticipated development will
affect the city and the people who live or work there for years to come, State
law requires every general plan to take a long- term perspective.
Correspondence to Required Elements
The General Plan includes the seven elements required by State law – Land Use,
Circulation, Open Space, Conservation, Safety, Noise, and Housing. The required Land
Use and Circulation Elements have been combined into the Land Use and Transportation
Element and the Noise Element has been integrated into the Conservation and Natural
Resources Element. Table I- 1 shows how the Campbell General Plan elements
correspond to State required elements.
Table I- 1: Correspondence Between Required Elements and Campbell General
Plan Elements
Required Element Campbell General Plan Element
Land Use Land Use and Transportation
Circulation Land Use and Transportation
Open Space Open Space, Parks and Public Facilities
Conservation Conservation and Natural Resources
Safety Health and Safety
Noise Conservation and Natural Resources
Housing Housing
Introduction and Overview
I- 7
DOCUMENTS THAT IMPLEMENT THE GENERAL PLAN
There are many documents that support and implement the goals and policies of the
General Plan. Ordinances and documents the City must update or prepare upon adoption
of the General Plan include:
Zoning Code
Land uses indicated on the General Plan Land Use Map are implemented by regulations
found in the Zoning chapter of the Municipal Code ( Title 21). To clarify the relationship
between these two documents, the term General Plan is used for the policy document
that is basically conceptual, providing the broad framework for land uses within the City.
The term Zoning Code refers to organized and codified legal regulations that are very
specific and detailed. Zoning provides a legal mechanism for local government
regulation of the land uses described in the General Plan Land Use Map.
In addition to providing specific regulations related to minimum lot size, building
heights, setbacks, lot coverage, etc., for each zoning district, the Zoning Code also lists
the uses that would be acceptable or could be considered in each district, as well as those
that would be considered unacceptable. For some uses, further regulations are
established. For example, floor area ratios ( FARs) have been established in the C- 3 Zone
and residential zones in the San Tomas Area to respond to specific concerns about land
use intensity in these districts. Zoning regulations designate the process to be used when
a permit must be applied for in order to consider approval of a particular land use in a
district. A table illustrating the relationship of the Campbell General Plan land use
categories with zoning categories is located in Appendix B.
Special Area and Redevelopment Plans
The City approved several major land use plans, which include the North of Campbell
Avenue ( NOCA) Plan, The South of Campbell Avenue ( SOCA) Plan, the Downtown
Neighborhoods Plan and the San Tomas Area Neighborhood Plan ( STANP). The City
has established a redevelopment project area for the downtown area with an extended
area to the southeast. In redevelopment areas, the property tax increment from new
development is reinvested into the redevelopment area, whether through public
improvements, economic development strategies, or other measures. All of these plans
oversee the redevelopment, or more extensive development, of their respective planning
areas. These plans act as powerful tools for implementing the goals and policies of the
General Plan through the regulation of density, height and other design standards. Each
of the plans listed above can be found in Appendix A.
Subdivision Code
A subdivision is any division of land for the purpose of sale, lease or finance. The State
of California Subdivision Map Act ( Government Code § 66410) regulates subdivisions
throughout the state. The goals of the Subdivision Map Act are as follows:
• To encourage orderly community development by providing for the regulation
and control of the design and improvement of a subdivision with proper
consideration of its relationship to adjoining areas.
Campbell General Plan
I- 8
• To ensure that areas within the subdivision that are dedicated for public purposes
will be properly improved by the subdivider so that they will not become an
undue burden on the community.
• To protect the public and individual transferees from fraud and exploitation.
The Map Act allows cities some flexibility in the processing of subdivisions. Campbell
controls this process through the subdivision regulations in the Municipal Code ( Title
20). These regulations ensure that minimum requirements are adopted for the protection
of the public health, safety and welfare; and that the subdivision includes adequate
community improvements, municipal services and other public facilities. Campbell’s
subdivision provisions support the Subdivision Map Act and, in so doing, also support
implementation of the City’s General Plan.
Capital Budget and Capital Improvement Plan
Within Campbell, the General Plan serves as the foundation of the entire City’s planning
and budgetary actions and it forms the basis of the Capital Budget. The City’s Capital
Improvement Plan ( CIP) is both a short and long- range plan for acquisition, improvement
and/ or renovation of City assets. The first year of the CIP is adopted with the Operating
Budget and appropriations are approved only for the first year. The remaining six years
of the seven- year CIP function as a project planning and budgeting tool. The CIP is not a
static document and while the “ out years” are important for planning purposes, the CIP is
reviewed and updated each year. City goals and priorities evolve, or are fine tuned, and
financing assumptions change over time. These changes result in modifications to the
City’s CIP, such as adjustments to the timing of particular projects or removal from the
CIP, if a funding source cannot reasonably be identified or if City priorities have
changed.
Conditional Approval for Development
The City’s development requirements for some developments are approved subject to
“ conditions of approval.” Such conditions apply to projects whether or not they require
environmental review per the California Environmental Quality Act. Typical conditions
of approval for a development application may include the installation of street
improvements and trees. The requirements must be in direct proportion to the type and
amount of development.
Streetscape Standards
Campbell’s community image is created in large part by the major image streets that pass
through the city. The streets, including Hamilton Avenue, Bascom Avenue, Winchester
Boulevard, and the commercial portion of West Campbell Avenue near the San Tomas
Expressway interchange, are wide commercial avenues with varying streetscape
treatments and building setbacks. These streets give Campbell much of its character, and
some of its strongest elements of community form, and delineate many of its districts.
The Streetscape Standards were developed in 1993 to ensure consistency in the
streetscape treatment on these major streets. The “ streetscape” refers to the land directly
adjacent to the street in both private and public ownership. The Standards establish the
required design and materials for sidewalks, trees and landscaping.
Introduction and Overview
I- 9
Design Guidelines
The City of Campbell has Design Guidelines for Single Family Homes, for Low- Medium
Density Residential Projects and for new development in the San Tomas Area. The City
developed these documents to improve the overall image and aesthetic quality of
Campbell. Used in conjunction with the Zoning Code, the Design Guidelines help guide
and inform the public about the desired site and building design in Campbell. Drawn
from the goals and policies of the General Plan, the Design Guidelines serve as effective
tools to direct site and building design issues.
Regional Transportation Plans
The Santa Clara Valley Transportation Authority ( VTA) is the designated Congestion
Management Agency ( CMA) in Santa Clara County. The VTA produces two planning
documents that affect the implementation of Campbell’s General Plan. The Congestion
Management Program ( CMP) is a biennial document that sets performance standards for
regional roadway, transit and other transportation modes. The CMP also contains
requirements for promoting alternative transportation uses consistent with air pollution
control measures. In addition to the CMP, the VTA has a long- term planning document,
which is updated about every three to four years: the VTP2020 Plan is the VTA’s most
recent version of this planning document. The CMP and VTP2020 Plans serve as tools
for maintaining service levels and initiating capital improvements for major roadways
and transit, supporting the City’s General Plan goals.
Countywide Deficiency Plan
Local agencies are not able to affect large- scale improvements on freeways, expressways
and state roadways that are not owned or controlled by them. This situation led to State
legislation that Congestion Management Agencies prepare Countywide Deficiency Plans
for such regionally controlled facilities. Part of the legislation defines deficiency
planning and includes the identification of ways to address local impacts on regional
transportation systems. Deficiency planning will allow development to continue to occur
while addressing, on a larger scale, regional impacts. The VTA, acting as the Congestion
Management Agency, has identified needed capital improvements and the funding for
these improvements over time.
Environmental Documents
New and existing developments and uses are subject to Federal, State and local standards
and requirements for protecting the environment. Requirements and standards for clean
air, clean water, noise and solid waste are outlined in the Conservation and Natural
Resources Element of the City of Campbell’s General Plan. Sites or uses that have the
potential for more serious and immediate environmental impacts, such as hazardous
materials spills, are required by law under the “ Tanner Act” to comply with emergency
planning programs and requirements. These requirements are outlined in the Health and
Safety Element of the City of Campbell General Plan.
CEQA is the acronym for the California Environmental Quality Act. It encourages the
protection of all aspects of the physical environment. The CEQA review process
analyzes proposed developments for their potential impacts on the physical environment.
CEQA requires identification of mitigation measures to reduce or eliminate negative
Campbell General Plan
I- 10
The Task Force provided direction to staff in the idea formation and
production of the General Plan.
impacts. For example, some traffic mitigation measures may require the construction of
new streets or turn- lane improvements, while other measures may mandate bicycle
facilities or trip reduction programs. The most common traffic mitigation measures
require improvements to roadways and intersections to reduce congestion and traffic
delays.
GENERAL PLAN PREPARATION PROCESS
Task Force
In 1998 the City Council
authorized an update of
the Campbell General
Plan and appointed an
11- member task force to
help develop the
revisions. The Task
Force was comprised of
two City Council
members and two
members from each of
the City’s boards and
commissions, as well as
active members of the
community at large.
Many members of the
Task Force have been
active community
members for many years,
and provided insight to
Campbell’s issues and
history. The Task Force
met approximately once
a month for a two- year
period to discuss a wide
variety of issues.
In addition to the Task Force, Campbell’s General Plan was developed through a
cooperative effort among citizens, the City Council, the Planning Commission, the Parks
and Recreation Commission, the Historic Preservation Board, the Civic Improvement
Commission and the Bicycle Advisory Committee.
GENERAL PLAN ORGANIZATION
Chapter Organization
The City of Campbell General Plan is organized into the following chapters:
1. Introduction and Overview. This includes General Plan vision and themes,
State requirements, and requirements for General Plan monitoring, review and
amendments.
Introduction and Overview
I- 11
2. Land Use and Transportation. This Element provides the physical
framework for development and circulation in the City. It establishes policies
related to the location and intensity of new development, citywide land use
policies, future street and bikeway improvements, and addresses alternative
transportation modes and parking.
3. Open Space, Parks, and Public Facilities. This Element outlines policies
and standards relating to regional and local open space, parks and recreational
facilities, and public facilities, including schools, water and wastewater.
4. Health and Safety. This Element addresses the risks posed by seismic and
geologic hazards, flooding, as well as other topics, including hazardous
materials, and emergency management.
5. Conservation and Natural Resources. This Element outlines policies
relating to water quality, air quality, noise and historic and archaeological
resources.
6. Housing. This Element focuses on housing availability and affordability
according to State requirements.
General Plan Themes
Several themes for the General Plan were identified and considered by the General Plan
Task Force, based on a recent community satisfaction survey and the strategic planning
process. These themes form the basis of goals and policies throughout each chapter of
the document.
• A safe, clean, comfortable and healthy environment
• A physically connected and involved community with a strong sense of
identity
• Attractive residential neighborhoods and business districts
• Friendly, small- town atmosphere
• Fiscally self- reliant City government with effective basic municipal services
General Plan Structure
Each element of the General Plan is introduced by brief background information that
establishes the policy context. This background material is neither a comprehensive
statement of existing conditions nor does it contain any adopted policy, except where
specifically stated otherwise. This background information is followed by goals and
policies:
• Goals. Goals are general statements of values or aspirations held by the
community. Because goal statements are general in nature they tend to have
broad community support, and are not typically controversial.
• Policies. Policies are more precise expressions regarding how a particular
goal will be interpreted or implemented.
Campbell General Plan
I- 12
• Strategies: Strategies are an action, activity or program carried out in response
to an adopted policy to achieve a specific goal.
Policy Numbering System
Policies in the General Plan are organized using a two- part numbering system that is
intended to give each goal and policy a distinct, easily referenced number. The first part
refers to the element, and the second refers to the specific goal or policy. The first part is
represented by the abbreviated initials of the element ( such as LUT for Land Use and
Transportation). For the second part, goals are represented by a number and policies by a
secondary number. Thus, the first goal in the Health and Safety Element is HS- 1, the
first policy is HS- 1.1, and the first strategy is HS- 1.1a.
LUT- 1
Land Use and Transportation
INTRODUCTION
Campbell has an ideal layout, with a traditional Downtown in the heart of the city, a natural
creekside trail for pedestrians and bicycles, a beautiful collection of parks, a community center
on a historic campus, a mix of housing types and a variety of shopping facilities that are
accessible to neighborhoods and employment centers. Campbell enjoys a nearly perfect balance
between the number of jobs and workers within its borders. Campbell’s attractive living
environment is enhanced by its central location in the Bay Area, extensive regional
transportation network and a railroad line that is identified for future Light Rail. Regional
mobility is important because Campbell’s location affords residents, visitors and employers
convenient access to all parts of the Silicon Valley and the San Francisco and Monterey Bay
Areas. Several freeways serve Campbell for regional mobility including: Highway 17 ( which is
the southern extension of Interstate 880), Highway 85 to the south and Interstate 280 to the north.
These highways provide excellent north- south and east- west regional automobile access.
Campbell has only a few arterials throughout the City to handle peak hour traffic. Difficulties
arise as some commuters use residential streets during peak commuter periods in efforts to
bypass freeway or arterial traffic.
The Land Use and Transportation Element outlines the community’s aspirations and vision for
maintaining the ideal layout of the physical environment, while integrating new development
sensibly into the existing fabric of the community. The function and physical appearance of
streets and buildings within Campbell shapes the image of the city and reflects its community
pride. The Land Use and Transportation Element identifies goals, policies and strategies that
define preferred land uses and development standards that will enhance the function and physical
appearance of the community, accentuate Campbell’s traditional small town environment and
provide greater connections within and between Campbell’s neighborhoods and community
facilities. The goals and policies encourage well- landscaped, attractive and functional
development, a range of transportation and traffic measures to provide connections that tie the
community together, an increase of options for a variety of transportation types, and the
reduction of traffic and land use conflicts. The goals and policies work to ensure that through
traffic remains on the streets designed to serve them and that access requirements of commercial
and industrial development does not infringe upon residential neighborhoods. The Plan
encourages integration of traffic calming techniques in areas not intended for faster, through
traffic. At the same time, the General Plan seeks to enhance mobility by working with
neighboring cities and the County to implement and operate facilities of regional significance,
such as arterials and expressways. The Element identifies goals and policies that will enhance
Campbell as a quality place to live, work and play.
The Land Use and Transportation goals and policies harmonize with the community vision and
community goals, which are to encourage a safe, clean, comfortable and healthy environment; a
physically connected and involved community with a strong sense of identity; attractive
residential neighborhoods and business districts; a friendly, small- town atmosphere; and a
fiscally self- reliant City government with effective basic municipal services.
Campbell General Plan
LUT- 2
The Land Use and Transportation Element lays out a vision of the distribution, location, and
intensity of all land uses and roadways in the city – not just what they are now, but what they
will be in the future. This Element satisfies the State requirement for both the Land Use and
Circulation Elements. The Land Use and Transportation Element will focus on:
• Population characteristics
• Land Use ( Land Use Diagram, Land Use Categories)
• Transportation ( Roadways, street design standards, roadway maintenance, The
Neighborhood Traffic Management Program, Street Lighting, Parking, Traffic
Volumes, Bicycle Facilities, Pedestrian Transportation and Transit)
• Community Design ( Neighborhoods, Gateways/ Boundaries, Streets and Public
Improvements, Historic and Cultural Resources, Land Use Compatibility, Amenities,
Open Space and Community Linkages, Access to Development, and Building and
Site Design)
• Area Plans ( Pruneyard/ Creekside Commercial District, North of Campbell Avenue,
South of Campbell Avenue, San Tomas Area Neighborhood, Campbell
Redevelopment Area, Downtown, Downtown Neighborhoods)
• Goals and Policies ( Regional, City- Wide and Neighborhoods)
POPULATION
Campbell’s population has grown steadily over the past three decades. When Campbell
incorporated in 1952, the population was approximately 7,800 persons. By 1970, the City’s
population doubled. During the early 1980s, the City annexed land in the San Tomas
neighborhood, and by the 1990 U. S. Census, the population count for the City of Campbell was
36,048 persons. The 2000 U. S. Census population count is 38,138 persons.
The proposed General Plan at buildout would accommodate a population level of approximately
41,825 persons, or 9.7 percent over 2000 levels, as shown in Table LUT- 1: Historic and
Projected Population. This population increase would be generated from the potential increase of
1,600 housing units, concentrated mainly on mixed- use redevelopment sites along light rail
transit corridors and infill development.
Table LUT- 1:
Historic and Projected Population
1980 1990 2000 20201
Population 26,910 36,048 38,138 41,946
Percent Increase 34% 5.8% 10 %
1. Assuming the development of 1,600 housing units at 2.38 persons per household by 2020.
The population could vary depending on the actual number of persons per household.
Source: U. S. Census, California Department of Finance.
Non- residential building space in Campbell will increase nine percent from an estimated 10.2
million square feet to nearly 11.2 million square feet, as shown in Table LUT- 2: General Plan
Buildout Projections for Non- Residential Floor Space. This results from application of average
assumed densities and floor area ratios ( shown in Appendix B) to vacant sites and areas with
potential redevelopment/ intensification opportunities.
Land Use and Transportation Element
LUT- 3
Table LUT- 2:
General Plan Buildout Projections for Non- Residential Floor Space
Land Use Existing ( sq. ft.) Projected Net New Building Area
at General Plan Buildout ( sq. ft.)
Total ( sq. ft.)
Auto- related 413,011 ( 115,223) 297,788
Retail/ Restaurant/ Hotel 2,813,528 167,392 2,980,920
Industrial 2,529,444 ( 64,888) 2,464,556
Prof. Office 3,002,303 986,924 3,989,227
Parking Structures 419,500 - 419,500
Quasi- Public 1,058,072 ( 34,116) 1,023,956
Total 10,235,857 940,089 11,175,946
The time at which full development (“ buildout”) will occur is not specified in or anticipated by
the Plan; Therefore, the levels of “ buildout population” may be reached in a 15- 25 year period.
Designation of a site for a certain use does not necessarily mean that the site will be
built/ redeveloped with the designated use over the next 20 years, the horizon of the Plan.
LAND USE
Campbell is a predominantly built- out community. Many believe there is little room for growth
or change in the physical environment, due to the scarcity of vacant land. However, land use is
dynamic and change is constant from within and without. Guiding change in an effort to
maintain the quality of life in Campbell is a challenge. In making land use decisions, the City’s
decision makers must consider which land uses will best serve the public interest, while allowing
property owners reasonable property use. Maintaining this balance has always been a primary
function of land use planning.
Land for the development of homes has become scarce within the City. As a result of increasing
demand for homes in the City and the Santa Clara Valley as a whole, the City is feeling the
pressure to develop the maximum number of units on each site. The character of some
neighborhoods has been affected by this intensification trend, and as a result, the land use
category of some neighborhoods has been changed to a lower density to reflect the existing
housing types. Conversely, some neighborhoods have been identified as areas where density can
increase due to factors such as proximity to light- rail. In those areas the land use category on the
General Plan Diagram has intensified.
As the City has limited resources in terms of vacant land, there are no plans to locate solid and
liquid waste disposal, including hazardous waste facilities, within the City of Campbell
boundaries. The City participates with Santa Clara County and the cities within Santa Clara
County to site solid and hazardous waste facilities in appropriate locations where they will not
pose nuisance and health threats to the population, and where the potential for groundwater
contamination and air pollution is minimized. See the Health and Safety Element and the
Conservation and Natural Resources Element for more information.
Some land within the City of Campbell is located in special flood hazard areas. The land
adjacent to the Los Gatos Creek, San Tomas Aquinas Creek and Smith Creek may be designated
as “ Areas of 100- year flood” by the Federal Emergency Management Agency. In areas with
flood potential, the City ensures that new construction meets State and local standards for
Campbell General Plan
LUT- 4
construction as mandated by the Uniform Building Code. For more information on Flooding, see
the Health and Safety Element.
The Land Use Diagram
Campbell’s General Plan Land Use and Transportation Diagram is a graphic representation of
the policies set forth in the Land Use and Transportation Element. The Diagram has the
following major land use categories:
• Residential
• Industrial
• Commercial/ Office
• Public/ Government Facilities
• Mixed- use and Special Planning Areas
Each of these categories is divided into subcategories, base on density and land use type. The
various land use categories are applied to geographic land areas within the community, to
indicate which land uses the City believes will be the most appropriate at that location.
Figure LUT- 1a: Total Existing Building Floor Area by Land Use
Industrial
25%
Prof. Office
30%
Public/ Semi-
Public
10%
Auto- related
4%
Retail/
Restaurant/
Hotel
27%
Parking
Structures
4%
Land Use and Transportation Element
LUT- 5
Figure LUT- 1b: Total Projected Building Floor Area by Land
Use at Full Builout of the General Plan
Industrial
22%
Prof. Office
35%
Public/ Semi-
Public
9%
Auto- related
3% Retail/
Restaurant/
Hotel
27%
Parking
Structures
4%
Land Use Categories
Residential Development
The quality and livability of existing residential neighborhoods are often intangible elements, but
they are important to community life. The General Plan focuses on enhancing neighborhood
character, attracting quality development and providing opportunities for neighborhood
interaction. The compatibility of residential development is determined by such factors as
housing density, lot size, lot configuration, building scale and type, and building design. It is a
goal of the City to maintain a variety of residential land use options. The various residential
designations are as follows:
Low- Density Residential ( Less than 3.5 units per gross acre): Development at this
density is most often in the form of single- family detached homes on large lots ( typically
10,000 square- foot lots or larger). The allowable density of less than 3.5 units per acre
results in a population of approximately one to nine persons per acre.
Low- Density Residential ( Less than 4.5 units per gross acre): This designation also
provides for detached single- family homes on larger lots ( typically 8,000 to 9,000 square-foot
lots). The allowable density of less than 4.5 units per acre results in a population of
approximately one to 11 persons per acre.
Low- Density Residential ( Less than six units per gross acre): This designation provides
for detached single- family homes ( on lots that are typically 6,000 square feet). The
allowable density of less than 6 units per acre results in a population of approximately
one to 15 people per acre.
Low- Medium Density Residential: The low- medium density residential category permits
a range of 6 to 13 dwelling units per gross acre. Developments at this density consist
Campbell General Plan
LUT- 6
generally of duplexes, small apartment buildings, and small lot single- family detached
homes when the PD ( Planned Development) Zoning Designation is utilized. The
allowable density of 6- 13 units per acre results in a population of approximately 15 to 32
persons per acre.
Medium Density Residential: The medium density residential classification on the land
use plan permits a range of 14 to 20 units per gross acre, which results in a population of
approximately 35 to 49 persons per acre. Historically, new development at this density
has been in the form of apartments, condominiums and townhouses.
High Density Residential: The high density residential category permits from 21 to 27
units per gross acre. Developments at this density consist generally of apartments and
condominiums, and similar types of residential uses. The allowable density of 21 to 27
units per acre results in a population of approximately 52 to 67 persons per acre.
Mobile Home Park: The Mobile Home Park category was created to discourage the
conversion of several functioning mobile home parks to other uses, since mobile home
parks have traditionally provided low- to- moderate income housing for Campbell
residents. The allowable density is 6 to 13 units per gross acre, which results in a
population of approximately 15 to 32 persons per acre.
Commercial Development
Commercial designations have a broad range of uses. Retail and service business, professional
offices, banks, restaurants, and similar types of uses are allowed in commercial zones. Floor
Area Ratios ( FARs) in Commercial designations vary by Special Project Area. Special Project
Areas are discussed beginning on page LUT- 32.
The visual quality of commercial streets is enhanced when buildings form a street- wall, by
extending them along the street. Through good design, commercial building placement and scale
can enhance the image of the community. Visual quality is also improved through appropriate
and complementary building scale, which means the relationship of new development to existing
buildings.
In Campbell there are four commercial designations as follows:
Central Commercial: The Central Commercial designation is used for the heart of
Campbell including parts of Campbell and Winchester Avenues in Downtown Campbell.
This area is intended to provide shopping, services and entertainment. Building forms in
this designation edge the street and should include retail commercial uses on the ground
floor with either office or residential uses on the second and third floors. For more
information on the Downtown area, refer to the Downtown Area Plan in Appendix A.
General Commercial: This category permits commercial uses that need exposure to high
volumes of automobile traffic or access to transit corridors. Most of the land in Campbell
that is designated for General Commercial is located along both sides of Bascom and
Hamilton Avenues and parts of Winchester Avenue. Commercial development in these
areas is highly visible, hence the placement and scale of buildings is especially important
Land Use and Transportation Element
LUT- 7
Insert Figure LUT- 2: Land Use Diagram
Campbell General Plan
LUT- 8
Back side of Figure LUT- 2
Land Use and Transportation Element
LUT- 9
to the community image. The building forms should typically frame the street, with
parking lots either behind or under the building. Auto related uses, such as auto repair,
are not allowed from locating in the General Commercial areas.
Neighborhood Commercial: The Neighborhood Commercial category is designed to
encourage the location of commercial uses at major intersections in residential areas.
Neighborhood Commercial uses accommodate small- scale, lower intensity commercial
and office uses that provide services to the adjacent residential neighborhood and is
accessible by automobile and by foot. Neighborhood Commercial areas should be
designed to accommodate the auto in a manner that is friendly to pedestrians and bicycle
traffic. The architecture of the buildings should be compatible to the neighborhood.
Grocery stores, pharmacies, restaurants, laundries and personal services are examples of
neighborhood commercial uses.
Professional Office: The Professional Office land use designation permits
administrative, professional and research uses that may provide a customer service or be
more corporate in nature. Office uses are dispersed throughout the City, since they are
permitted in most non- residential zoning districts. Because office uses generally have a
less intense impact on adjacent land uses than other commercial uses, they often provide
a buffer between residential and commercial or industrial uses.
Mixed- Use
Within the City of Campbell, there are several areas where a mix of uses is encouraged. Adding
residential development along some of the City’s commercial corridors will create activity along
the street, provide a variety of housing types near work and shopping, and enhance public safety.
This strategy ensures safer, more viable commercial areas with the mixed- use residents
providing around the clock “ eyes and ears” for greater safety and helping to ensure the viability
of the commercial uses. Also, mixed- use development should be located next to sidewalks or
landscape setback areas adjacent to the public street to enhance visibility, pedestrian access and
interaction with the commercial uses. The maximum floor area ratios ( FAR) are contained in
specific land use policies for each project area. Residential densities will not be counted against
the allowable FAR.
Several of the areas designated for Mixed- Use Development are part of Area Plans such as the
North of Campbell Avenue Area Plan ( NOCA) and South of Campbell Avenue Area Plan
( SOCA). Development Standards will be created for many of the mixed- use designations listed
below.
The General Plan contains four categories of mixed land uses:
Low- Medium Density Residential and/ or Professional Office: This designation occurs
primarily near Downtown, where there is a need for office uses to buffer the single-family
homes from commercial impacts. Many parcels designated with the Low- Medium
Density Residential and/ or Professional Office category have homes that are on the
Historic Inventory. These homes may be converted to office use, however the character
of the historic homes and the single- family residential neighborhood should be
maintained.
Campbell General Plan
LUT- 10
Medium to High Density Residential and/ or Commercial: This Land Use Designation
occurs near Downtown, in the South of Campbell Avenue Area ( SOCA). These parcels
primarily front Railway Avenue, Dillon Avenue and Gilman Avenue and are located near
the planned Downtown Campbell Light Rail Station. The General Plan identifies these
parcels for commercial or a mix of uses, promoting commercial on the ground floor and
residential above, similar to the uses along Campbell Avenue in Downtown Campbell.
The SOCA plan identifies maximum floor area ratios and minimum lot sizes for this area.
Residential / Commercial / Professional Office: There are several areas within the City
with this designation including the NOCA area, several parcels on Hamilton Avenue west
of San Tomas Expressway and areas along the proposed Light Rail line. The Residential
/ Commercial / Professional Office Designation is intended to provide a residential
component to traditional commercial and/ or professional office uses. The intent of this
designation is to maintain the commercial and office uses on the ground floor, with
residential on the upper floors. Development standards will be created for these areas
regarding minimum lot coverage and floor ratio requirements. The Development
standards will also ensure quality site design ( e. g. encouraging building placement
toward the street edge and parking in the rear or underneath).
Commercial and/ or Light Industrial: This area is located on Old Camden Avenue,
southeast of Winchester Avenue, in the SOCA planning area. The Commercial and/ or
Light Industrial designation is intended for service commercial type uses. Auto repair
facilities and similar uses are encouraged to locate in this area.
Industrial Development
Industrial development in Campbell is located primarily along Dell Avenue, the McGlincey Lane
area and Old Camden Avenue. Uses in Campbell’s industrial areas include research and
development, small start- up companies, warehouses, and auto repair. Buildings vary in size and
appearance. Nearly all of Campbell’s industrial land is built- out. The City seeks to upgrade the
function and appearance of these industrial areas by encouraging high quality development. The
City maintains two industrial designations as follows:
Research and Development: This designation accommodates campus- like environments
for corporate headquarters, research and development facilities and offices. The
Research and Development designation accommodates uses such as incubator- research
facilities, testing, packaging, publishing and printing.
Light Industrial: This designation is intended to provide and protect industrial lands for a
wide range of light manufacturing, industrial processing, general service, warehousing,
storage and distribution and service commercial uses, such as automobile repair facilities.
Industries producing substantial amounts of hazardous waste or odor and other pollutants
are not permitted. Businesses serving commercial uses such as food services or office
supply would be allowed as ancillary uses, subject to appropriate standards.
Institutional
The General Plan provides for civic, social service, educational, cultural or charitable uses
operated by a government or private agency serving the public under the category of
Institutional. The term institutional can include facilities owned or operated by a private
Land Use and Transportation Element
LUT- 11
organization, such as a private school or religious organization, as well as facilities owned or
operated by a public entity, such as public buildings and grounds.
The City operates a variety of facilities for its citizens, including the Civic Center complex, the
Community Center, Adult Center, and the Campbell Historical Museum. More information on
these facilities can be found in the Open Space, Parks and Public Facilities Element of the
General Plan.
Open Space
This designation provides for a variety of uses of land that include areas of natural resources,
recreation and areas of enjoyment of scenic beauty, such as parks, creeks and trails. Historically,
Campbell contained large expansive open space in the form of orchard land. Today, however,
there is no land devoted to commercial agriculture, though non- commercial agricultural uses are
allowed in areas designated for residential and open space land uses. More information on Open
Space can be found in the Open Space, Parks and Public Facilities Element of the General Plan.
TRANSPORTATION
This section reviews Campbell’s transportation system then looks at influences and constraints,
such as City land use decisions and their implications, which affect transportation planning for
the City.
The object of a transportation system is to provide opportunities for travel. Travel is defined as
conveying people, goods, and services over distances. Travel within Campbell takes a variety of
forms in response to travel demand, from driving to transit to flextime to alternate modes.
Transportation is a complex web of travel modes, operators, and behaviors. This section
describes the existing and projected transportation infrastructure and the way the transportation
system is used.
Roadways
Campbell’s network of approximately 92 miles of roadways is extensively traveled by residents
and commuters. Approximately 19 miles of this network are major roadways serving both local
and regional users. Freeways and expressways comprise approximately 6 miles of this major
roadway network system. Arterials provide approximately 13 miles of roadway, and collectors
provide approximately 21 miles of roadway. Table LUT- 1 explains the functional classification
of roadways in the City, and Figure LUT- 3 identifies the roadway classifications.
Street Design Standards
The City has established street design and construction standards for roadways within Campbell.
These standards can be found in the City of Campbell Standard Specifications and Details for
Public Work Construction, which incorporates by reference the City of San Jose Standard
Specifications and the City of San Jose Standard Details. In turn, the San Jose Standard
Specifications and Details incorporate by reference much of the State of California Standard
Specifications and Standard Plans, and the American Public Works Association Standard
Specifications for Public Works Construction. All of these specifications are periodically
updated.
The City Council has recognized the San Tomas neighborhood as a distinctive residential area
where alternative street improvement standards, as it relates to curbs, gutters, sidewalks and
Campbell General Plan
LUT- 12
streetlights, should be developed because of a lower density residential land use and a desire to
preserve a less urbanized character. Appendix A includes the San Tomas Area Neighborhood
Plan, which identifies the requirements for street improvements in the San Tomas neighborhood.
Land Use and Transportation Element
LUT- 13
Figure LUT- 3 Roadway Classification Diagram
Campbell General Plan
LUT- 14
Back side of Figure LUT- 3
Throw Away
Land Use and Transportation Element
LUT- 15
Table LUT- 3: Roadway Classifications
Street Category Street Function
Freeways Freeways are designed to be high- speed, high- capacity facilities with limited
access and grade separations at cross streets. The primary function of
freeways is to provide high mobility for regional and countywide travel.
Freeways are designed, operated, and maintained by the State of California.
Expressway Expressways are major divided arterials with access limited primarily to grade
separations and at- grade intersections. The purpose of expressways is to
serve countywide trips. Expressways are generally designed, operated, and
maintained by the County of Santa Clara.
Arterial Arterials are medium- to high- speed, multi- lane streets that primarily function
to serve through traffic for inter- city and intra- city trips. Arterials also
provide access to adjacent properties.
• Class I arterials generally have little on- street parking and serve
major bus routes.
• Class II arterials generally have on- street parking and serve major
bus routes.
Collector Collectors are low- to medium- speed two- lane or multi- lane streets that serve
to collect and channel local traffic to arterials and to distribute arterial traffic
onto local streets. Collectors provide mobility and land access via driveways
and on- street parking. Collectors may serve bus routes.
• Commercial/ Industrial Collectors have adjacent commercial and
industrial land uses.
• Residential Collectors serve the residential neighborhood they
penetrate.
Local Access Local streets are low- speed two- lane streets that provide direct access to
abutting land uses. Local streets provide the lowest level of mobility and
usually serve no bus routes.
Private Lane Private streets are low- speed access streets that provide direct access to
properties within a particular subdivision or development. Private streets are
maintained and operated by Home Owners Associations or individual private
landowners.
Campbell General Plan
LUT- 16
Roadway Maintenance
The City maintains or contracts maintenance of all improved public streets, associated signs and
striping.
The City uses a Pavement Management System to identify and prioritize major preventive and
corrective maintenance needs. All City streets are surveyed and rated on a biennial basis.
Maintenance needs are identified by measuring observed pavement conditions against a City
standard for system- wide average pavement surface conditions and standards establishing road
repair strategies with the condition rating for individual street segments. Depending on the
rating of a specific street, differing repair approaches ranging from patching to reconstruction
may be required. Larger resurfacing jobs are usually contracted out to private contractors, with
City crews primarily handling preventive maintenance such as crack sealing and filling potholes.
Street, roadside area, parking district, walkway and bike path cleaning are ongoing City services.
Street cleaning of Downtown streets occurs twice per week. Arterials are cleaned once a week
and other improved streets are cleaned two times a month, in addition to an as- needed or
requested basis.
The Neighborhood Traffic Management Program
The Neighborhood Traffic Management Program ( NTMP) is essentially a set of guidelines by
which the public and City staff can work together to improve neighborhood livability by
managing speeding and cut- through traffic on residential streets. The NTMP develops
procedures for addressing neighborhood traffic issues, defines what speeds and cut- through
traffic volumes are considered excessive, and creates a toolbox of acceptable neighborhood
traffic management solutions.
The NTMP is currently being drafted. It will combine the public's input from a recent survey,
case studies and best practices from existing local programs. It is anticipated that the draft
program will be presented to the public in 2001.
Street Lighting
The City maintains an extensive system of streetlights for the purpose of pedestrian and vehicle
way lighting and to reduce the likelihood of crime. City owned lights on arterials and in city-owned
parking lots are routinely surveyed for maintenance needs. The City also monitors new
lighting technologies and circuiting techniques to reduce energy and maintenance costs.
Parking
The City regulates parking on City streets and operates several parking lots. Most residential
streets have no parking restrictions, however some street parking spaces in Downtown have time
limitations. All parking on City- owned lots and streets is currently free. The City imposes
minimum on- site parking requirements for private development, and more lenient standards for
businesses in Downtown due to the ability to share parking. Parking standards for new or
expanded development projects are defined in the Campbell Municipal Code. These standards
are occasionally modified in response to new or changed conditions, such as new land use types
or changing parking demands. The City’s parking standards are comparable to other
jurisdictions.
Land Use and Transportation Element
LUT- 17
In the 1970s, large cannery/ warehouse buildings in Downtown were converted to office uses,
creating additional parking demand as a result of the intensification of the use. A municipal
bond was issued to build a parking structure for these large office and commercial buildings in
Downtown to satisfy parking demand caused by the conversions. Since that time, parking
demand in the Downtown area has been increasing as other shops, restaurants, and offices
continue to intensify and become more popular. In 1999 the City provided 95 new parking
spaces along Civic Center Drive and Orchard City Drive to ease parking demand. The
Downtown Development Plan ( Appendix A) outlines goals and policies for providing adequate
parking in Downtown, maximizing the use of existing and future parking resources and
encourages the joint utilization of parking. The City is continually looking for creative ways to
increase supply of parking due to increased demand in the Downtown area, including plans to
build a 300- space parking structure by the year 2002.
Traffic Volumes
Campbell’s Land Use and Transportation Plan control the intensity of development, based on the
capacity of the street network to carry traffic, incorporating measures that protect the heart of the
community and residential areas from through traffic. The term “ traffic carrying capacity” is
subjective. Its definition is based on the desired maximum road width and number of travel
lanes and the “ level of service.” Level of service is a measurement that determines the level of
traffic congestion on a given roadway ( for a more complete description of traffic technical
criteria and terminology, please refer to the Technical Appendices). The General Plan links
existing and future land use activities with the existing and future street improvements, and other
transportation systems, so that an acceptable level of service can be provided to the residents and
businesses of Campbell.
Bicycle Facilities
Bicycle facilities include bike paths, bike lanes and bike routes:
• Bike Paths are paved facilities that are physically separated from roadways used by
motor vehicles by space or a physical barrier and are designated for bicycle use.
• Bike Lanes are lanes on the outside edge of roadways reserved for the exclusive use
of bicycles, so designated with special signing and pavement markings.
• Bike Routes are roadways recommended for use by bicycles and often connect
roadways with bike lanes and bike paths. Bike routes are designated with signs.
Figure LUT- 4 depicts the locations of the existing and proposed bike lanes and bike paths.
There are links between Campbell bikeways and bikeways in the neighboring cities of San Jose,
Los Gatos and Saratoga. Santa Clara County allows bicycles on all expressways, including the
San Tomas Expressway that provides a north- south connection linking San Jose to Los Gatos.
Pedestrian Transportation
Pedestrian circulation in Downtown Campbell ( i. e. Campbell Avenue between Winchester and
Railway Avenues) is somewhat ideal. Campbell Avenue has a mix of land uses, and the
buildings have a close relationship to the streets, which provides interest to the pedestrian.
Some parts of Campbell have been developed with land areas containing large separation of land
uses ( such as single- family residential neighborhoods and industrial parks) and commercial
Campbell General Plan
LUT- 18
centers that are separated from the streets by large parking lots ( such as large home improvement
or furniture stores), which discourage pedestrian activity.
The neighborhood street pattern is marked by wide, heavily traveled arterial streets at one- mile
intervals. Major north– south transportation corridors ( such as Hwy. 17 and the San Tomas
Expressway) act as pedestrian barriers between residential neighborhoods and the Downtown. A
pedestrian overpass has been provided over the San Tomas Expressway, but shorter, more
dangerous routes may tempt pedestrians, creating a potential safety hazard.
Traffic signals with pedestrian push- buttons and walk/ don’t walk indicators are located at all
major intersections. Sidewalks have been provided in most residential and commercial areas
( except for the San Tomas Area – see STANP guidelines). Sidewalks in industrial areas have
not been widely installed in the past, but are encouraged. New sidewalks are installed with new
development.
Goals and policies have been developed that encourage pedestrian connections throughout the
City, by encouraging connected, interesting site design.
Transit
In order to provide mobility to the greater region, Campbell must have a transportation system
that provides choices for multiple methods of travel that are available to all facets of the
community with good connectivity to all destination points, both within the City and beyond.
This mobility will be enhanced by a variety of methods including the extension of Light Rail
through the Vasona Corridor, extended bus service, para- transportation ( operated by the Santa
Clara Valley Transportation Authority ( VTA)) and measures that are intended to provide better
coordination, access and efficiency for all types of transportation facilities.
These regional measures will be linked to and coordinated with the City’s existing circulation
system so that Campbell’s residents and business community will have excellent mobility both
within the City and to destinations beyond. The challenge in providing this mobility will be
protecting the heart of the community and its internal connectivity by breaking physical
impediments and barriers such as those posed by freeways and expressways, with connective
elements such as trails and over crossings. The Land Use and Transportation goals and policies
will identify strategies to encourage a greater range of transportation options that are widely used
by making them safer, more accessible and more efficient.
Land Use and Transportation Element
LUT- 19
Figure LUT- 4: Bicycle System
Campbell General Plan
LUT- 20
Back side of Figure LUT- 4
Throw Away
Land Use and Transportation Element
LUT- 21
COMMUNITY DESIGN
Campbell contains many community assets and activity areas that enhance the City’s distinctive
character and sense of place. These elements, such as commercial corridors, residential
neighborhoods, natural and historical resources, and public improvements, provide opportunities
for community pride and an enhanced quality of life. Campbell’s central position in the Valley
provides both excellent accessibility and beautiful views of the surrounding hillsides.
In 1991, Campbell’s Community Design Study was prepared, which identified the major
components of community form that is comprised of the existing and desired character of the
City. The Study also identified the role and characteristics of the various components of
community form as well as appropriate design strategies to enhance the City’s image. In
general, the design strategies of the Community Design Plan seek to encourage high quality
development, which integrate the goals of the City as a whole. Many of the ideas presented in
the Community Design study are presented in this section.
This section discusses the enhancement of the overall community life and character through the
strengthening of neighborhoods and by the use of gateways, streetscapes, historic and cultural
resources, interrelationships of land uses, linkages and access, and building and site design. The
Community Form Diagram illustrates the essential components of community form that make
Campbell such a special place to live.
Figure LUT- 5: Campbell Community Form Diagram
Campbell General Plan
LUT- 22
Neighborhoods
Campbell has a variety of residential, commercial, industrial and mixed- use areas that have
evolved into special, identifiable neighborhoods. Figure LUT- 6 illustrates the location of
Campbell’s neighborhoods, and Table LUT- 2 shows the land uses distribution in each of
Campbell’s neighborhoods.
Neighborhoods are the building blocks of the community. Thus, neighborhood integrity is the
heart of community character. A neighborhood should have a central focal point that serves as a
place for gathering and interaction. Neighborhoods should offer residents a range of
recreational, commercial, religious and educational opportunities. Neighborhoods should also be
pedestrian friendly and “ walkable.” Walkable neighborhoods are tree lined, safe, have
pedestrian connections with surrounding neighborhoods and nearby shopping facilities and offer
a comfortable walking and bicycling environment with ready access to public transportation.
Issues that affect neighborhood integrity include the proximity of residential and nonresidential
uses ( incompatible land use), loss of connectivity to other neighborhoods, poor site design, lack
of adequate public facilities and lack of identity.
Goals, policies and strategies in the Land Use and Transportation Element promote the
enhancement of Campbell’s neighborhoods.
Land Use and Transportation Element
LUT- 23
Figure LUT- 6: Campbell Neighborhoods
Campbell General Plan
LUT- 24
Table LUT- 4: General Plan Land Use Acreage by Neighborhood
Land Use
Designation
Central
Camp-bell
Creekside/
Campisi
Dell East
Camp-bell
McGlincey North
Camp-bell
Pruneyard San
Tomas
Union West
Camp-bell
White
Oaks
Sphere
of
Influence
Total
Residential1
Low Density
(< 3 DU/ GA) 140.7 140.7
Low Density
(< 4.5 DU/ GA) 132.0 1.7 133.7
Low Density
(< 6 DU/ GA) 171.9 173.4 71.6 298.4 9.8 189.9 28.7 75.7 1,019.4
Low- Med. Density
( 6- 13 DU/ GA) 43.9 5.2 8.6 57.0 3.3 11.5 28.0 157.5
Medium Density
( 14- 20 DU/ G A) 99.6 3.9 6.0 29.2 1.4 42.0 3.1 185.2
High Density
( 21- 27 DU/ GA) 54.6 6.7 8.2 75.5 14.0 16.9 175.9
Mobile Home Park 16.9 10.0 26.9
Commercial
Central Commercial 64.6 64.6
General
Commercial 45.0 22.7 24.1 4.0 18.5 25.1 14.3 11.1 18.0 3.1 185.9
Neighborhood
Commercial 9.2 34.7 43.9
Professional
Office 11.9 7.7 1.9 1.0 1.2 4.5 2.9 7.2 38.3
Industrial
Research and
Development 89.8 18.8 108.6
Light Industrial 40.3 54.1 10.2 104.6
Institutional
Institutional 72.8 2.8 15.4 62.0 1.5 15.9 0.3 170.7
Open Space
Open Space 85.0 16.7 106.1 13.0 47.3 268.1
Mixed- use
Low- Med Density
Residential/ Office 4.1 4.1
Medium to High
Density Residential/
Commercial 17.4 17.4
Residential/
Commercial/
Prof. Office 30.9 18.6 10.0 59.5
Commercial and/ or
Light Industrial 25.2 25.2
Total
743.8 60.8 236.2 229.7 89.9 113.3 25.1 799.3 113.8 340.5 90.1 87.7 2,930.2
1. DU/ GA = dwelling units per gross acre
Source: Community Development Department, December 2001
Land Use and Transportation Element
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Gateways / City Boundaries
Gateways and Boundaries are the primary locations where people enter and leave the city.
Gateways provide initial impressions of Campbell and convey a “ sense of arrival.” Currently the
City is lacking Gateways at its boundaries and to most of its districts and neighborhoods. This
General Plan
Update encourages
Gateways at the
city boundaries on
major streets and
intersections and at
entries to special
districts, such as
Downtown.
Gateways should
be appealing and
distinctive, evoking
a positive city or
district image.
Gateways can be
identified through
special
architecture,
landscape, and
artwork. Uniform
signs for the city’s
gateways can also
help define the
city’s boundaries.
A city’s boundaries define the municipal service area and determine the efficiency of municipal
service delivery. The City has several areas that have illogical boundaries such as the intrusion
of San Jose at the west edge of the city ( also known as the Cherry Lane neighborhood) and the
portion of San Jose that is south of San Tomas Aquino Creek near southwestern Campbell.
Another illogical boundary occurs west of Bascom Avenue between Apricot Way and Camden
Avenue. Illogical boundaries undermine the sense of a cohesive community and reduce the
efficiency of local service delivery. Boundary adjustments to create logical boundaries and
service areas may be pursued with neighboring jurisdictions.
Figure LUT- 7: Gateways
Campbell General Plan
LUT- 26
Street Appearance and Public Improvements
The appearance and function of streets, freeways, and public improvements impact the image of
the City and the service levels and function of the street system. Campbell’s arterial streets and
freeways include Hamilton Avenue, Bascom Avenue, Camden Avenue, Winchester Boulevard,
Campbell Avenue, Pollard Road, Highway 17, and the San Tomas Expressway. Public
improvements include streets, sidewalks, medians, parkways, drainage and flood control
facilities, street trees, street lighting and traffic signals. Examples of public utilities include
telephone services and electrical transformers. Consistent and attractive street improvements,
landscape treatments, screening or undergrounding of public utilities enhance the appearance and
function of streets.
Many of Campbell’s streets have varying streetscape improvements and building setbacks. For
example, the City inherited a partially developed area with a varied set of street standards or no
improvements when it incorporated the San Tomas Neighborhood in the mid- 1980s. In some
cases, a street may be developed with two or three different improvement standards including
various curb types or no curbs, sidewalks or no sidewalks, street lights or no lights, misaligned
curbs, varying street widths and streets that are not aligned at intersections. Variable street
improvements can be unattractive, confusing to pedestrians, bicyclists and motorists, and in
some cases costly to maintain. The policies in the San Tomas Area Neighborhood Plan ( found in
Appendix A) establish a strategy to correct these inconsistencies by requiring adherence to
consistent standards and attempting to achieve compatibility as new development or
redevelopment occurs.
In addition to maintaining street improvements, the City’s Streetscape Standards identify the
need for attractively landscape parkways and safe sidewalks along major commercial streets.
Adjacent development, their employees and customers benefit from safe and attractive public
improvements. Accordingly, property owners and developers are responsible for installing and
maintaining boulevard landscaping within the adjacent public right of way. In 1991, Campbell
identified several streets that are located at important gateways to the City. Interim Streetscape
Standards were adopted for these streets in 1993, and the final Streetscape Standards adopted
with this General Plan Update, which are located in Appendix A. The streetscape has been
installed on many segments of the identified streets ( Winchester Boulevard, Bascom Avenue,
Hamilton Avenue, and West Campbell Avenue), including Hamilton Plaza, Home Depot,
Kirkwood Plaza, Campbell Gateway Square, Campbell Plaza and the Pruneyard. The streetscape
has significantly enhanced Campbell’s image as a quality small town.
Landscaping adjacent to the freeways and expressway enhances the image of adjacent private
development and improves the image of the City. Currently the landscaping along the freeways
and San Tomas Expressway are stark and visually unappealing. The City will work with
adjacent property owners and public agencies, including the Santa Clara Valley Water District,
Santa Clara County, City of San Jose and the California Department of Transportation, to
determine how to provide attractive landscape treatments on regional roadways.
Maintaining public streets will continue to be a challenge into the next century. Shrinking
revenue sources and added traffic increase the burden of maintaining streets. Campbell will seek
strategies to ensure that new development, including significantly improved properties, upgrade
public improvements and travel ways adjacent to their property.
Land Use and Transportation Element
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Historic and Cultural Resources
Preservation of Campbell’s historic and culturally significant resources promotes community
identity, enhances the quality of life and preserves a quality small town feeling. The historic area
of Campbell is primarily located in or near the Downtown area. Older homes, like those in the
Alice Avenue Historic District, and buildings such as the Community Center, Heritage Village,
the Ainsley House, and the Water Tower in Hyde Park are important reminders of the past and
contribute significantly to Campbell’s sense of place. The city maintains an inventory of the
city’s historic buildings, structures and districts and notes the city’s cultural resources.
Historic structures and cultural resources are more likely to be preserved and maintained if they
have an economically viable use. Rehabilitation is the repair or improvement of historic
buildings that enables them to be used for their original purpose or adapted to a new use.
Sensitive improvements and additions complement the scale, massing, and architectural
character of historic buildings and the surrounding neighborhood. Sensitive improvements and
additions respect the historic qualities of older buildings and allow them to remain prominent
elements in the community.
An example of the preservation of a historic structure is the restoration of the City’s Heritage
Theatre at the Campbell Community Center ( formerly the Campbell High School campus). Built
in 1938, the theatre was formerly an integral part of the community where music, drama, dance
and chorale events were presented for 40 years at the Campbell High School Auditorium. The
Friends of the Heritage Theatre came together in the spirit of a quality small town, and have
hosted fundraisers and applied for and received grants to restore the theatre.
The City will seek to expand properties within the Historic Overlay District where a
neighborhood’s integrity has been kept intact by preserving and remodeling buildings
sensitively. For example, the City will study the residential neighborhoods directly north and
south of Downtown for possible addition of the Historic Overlay District designation on the
Zoning Map, where appropriate.
Land Use Compatibility
The regulation of land use is intended to promote land use compatibility. Land use
incompatibility will result if development standards do not adequately address conflicts between
different land use types. Incompatibility can occur when noise, traffic, parking, fumes or
mechanical vibration disturbs adjacent uses. Incompatible land uses may occur where residential
homes are adjacent to non- residential uses ( such as commercial or industrial) or significantly
higher density residential uses. Land uses typically incompatible with residential uses include,
automobile and truck repair shops, late night and early morning uses, fast food establishments,
and entertainment establishments such as nightclubs, bars, dance clubs, video arcade and liquor
establishments. Limiting their number, controlling their locations and hours or methods of
operation, or otherwise restricting their development or expansion can mitigate the negative
effects of incompatible uses.
Another type of potential incompatible use within a commercial neighborhood is a single-purpose
building. Single- purpose buildings have a greater likelihood of remaining vacant
through changing economic times. In particular, buildings specifically designed for self- storage
limit the flexibility and types of future uses. Commercial buildings should be flexibly designed
Campbell General Plan
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to accommodate a variety of tenant types and to ensure they remain viable and contribute to the
success and vitality of the surrounding commercial or industrial district. A key element in
retaining flexibility is the provision of sufficient parking, landscaping and an enhanced street
appearance.
Amenities, Open Space and Community Linkages
Open space and creeks provide recreational opportunities and visual relief. Residents and
workers viewing the open space from adjacent development provide a measure of safety and
security for users of the open space and the adjacent neighborhood. Development can act like
walls and block views and access to public and private amenities. Accordingly, buildings and
structures should not back up to amenities but should orient to them. Face to face orientation
will maximize exposure and enhance security. High activity areas such as plazas and pedestrian
routes can also be used to connect projects to these amenities. For example, a residential
complex or a research and development building may face a plaza that is situated adjacent to the
Los Gatos Creek Trail. The plaza’s interface between the buildings and the trail provides a
physical and spatial connection to the openness of the Creek and provides an amenity for the
building’s occupants.
Some neighborhoods are separated from adjacent development by major roadways or natural
barriers. Examples of neighborhoods that are isolated from adjacent neighborhoods include the
White Oaks neighborhood, which is separated from the rest of Campbell by Hwy 17 and the San
Tomas Neighborhood, which is separated from Central Campbell by the San Tomas Expressway.
These roads and barriers isolate neighborhoods from each other, lessening the overall sense of
community. To enhance the sense of community, residents need opportunities to interact.
Opportunities for interaction increase when neighborhoods are linked together through the use of
bridges, trails, continuous streetscape and other methods. With such connections, residents of
now- separated neighborhoods will increasingly feel they are part of the larger Campbell
community.
Access to Development
The number and size of entrances and exits from the roadway can affect the efficiency and safety
of roadways. For example, an expressway has a limited number of driveways and intersections,
which allows traffic to travel freely without slowing for cars turning into driveways. Large
numbers of driveways on busy streets allow drivers to enter and exit travel lanes
indiscriminately, which disrupts the flow of traffic and increases the potential for collisions. In
order to minimize traffic disruptions on arterial roadways, the General Plan encourages site
design that consolidates driveways.
In addition, numerous, small, disconnected parking lots are inefficient and force customers back
into the public street when they desire to travel between adjacent sites, which disrupts the flow of
traffic and causes safety concerns. The General Plan encourages shared parking facilities
between non- residential uses, to limit the need to enter roadways to go to adjacent sites.
Efficient parking lot design incorporates sufficient queuing by installing parking spaces that are
setback sufficiently from the driveways, which limits the conflicts with motorists entering or
leaving the site.
Land Use and Transportation Element
LUT- 29
Building and Site Design
New developments, especially “ infill” projects ( i. e. new development that primarily takes place
by remodeling existing buildings or by removing an existing structure to accommodate a new
structure), require careful attention to building scale, architectural design, landscaping, and
placement and screening of loading areas and mechanical equipment. With proper
encouragement and direction, new development can have a positive affect on surrounding
development and enhance the quality of life for residents, employees, and visitors to Campbell.
The General Plan encourages new developments, including major remodels, which are designed
to complement existing development. New development and improvements can be compatible
with surrounding development if careful attention is paid to scale, materials, colors, building
height and form, and design details. Franchise establishments’ sometimes employ a generic
“ corporate architecture” that is garish and repetitive. Corporate architecture is more difficult to
blend with existing development, does not accommodate other commercial land uses easily and
becomes dated quickly. Therefore, corporate architecture is discouraged. The General Plan
encourages high quality building designs that are architecturally attractive and are compatible
with or enhance the surrounding development.
Pedestrian- Friendly Development
New development and redevelopment can be designed to enhance the pedestrian experience.
Buildings that provide human scale are visually interesting and oriented to the pedestrian. Such
buildings engage the pedestrian at ground level, at entryways, and along street frontages by using
interesting building designs, quality materials, interesting display windows, recessed openings,
awnings, canopies and entrance features.
Building Placement at Intersections
Major intersections are often the first and most lasting impression of the community. Street
intersections create focal points that can enhance or detract from the image of a community.
This highly visible position deserves special design consideration. Well- designed buildings that
frame intersections help define a space and reduce the expanse of asphalt. Incorporating
prominent entries, windows, design details, and landscape oriented to the intersection creates “ a
sense of place.” Well- designed and strategically placed buildings can provide a more positive
image of the community.
Parking Areas
After parking the car, every motorist becomes a pedestrian. Parking areas should be visually
attractive and accommodate vehicles and pedestrians in a pleasant, well- landscaped environment.
Parking lots should incorporate a pedestrian walkway system that connects buildings, parking
areas, and street sidewalks in a comprehensive and easily understood manner. The pedestrian
system needs to be designed to serve the interior and the periphery of large parking areas.
Parking areas that have little or no landscape, or that front the street are unattractive and
unpleasant for the pedestrian and the motorist. Design features that enhance pedestrian ways
include special paving or markings, trellis structures, and special landscape treatment.
Campbell General Plan
LUT- 30
Lot Consolidation
The lot pattern in some areas of the City is small and fragmented, which compromises the ability
to accommodate coordinated development. Odd configurations and small lots also make quality
development difficult or infeasible to achieve. In these instances, adjacent parcels should be
consolidated. Consolidation will provide logical building sites and promote coordinated
development. It will address issues of economy of scale, and foster consistency and
compatibility of development. The SOCA and NOCA plans ( located in Appendix A) allow
density bonuses as an incentive for lot consolidation.
AREA PLANS AND SPECIAL PROJECT AREAS
Several areas of the city are unique in ways that require special consideration. These “ Special
Project Areas” include land use and development policies specific to these areas. These Special
Project Areas include:
• Pruneyard / Creekside Commercial District
• North of Campbell Avenue ( NOCA)
• South of Campbell Avenue ( SOCA)
• San Tomas Area Neighborhood Plan ( STANP)
• Redevelopment Project Area
• Downtown Campbell
• Downtown Neighborhood
Pruneyard/ Creekside Commercial District
Bascom Avenue, Highway 17, Hamilton Avenue and Campbell Avenue bound the
Pruneyard/ Creekside Area.
The Pruneyard/ Creekside Area is a major employment and commercial district featuring the
Pruneyard shopping center and office towers, numerous offices, commercial activities and the
proposed “ Hamilton Station” of the Vasona Light Rail alignment. A portion of the site, which is
west of the Los Gatos Creek, is within Campbell’s Redevelopment Agency Project Area
boundary. The Los Gatos Creek and trail is a major amenity, which should be maintained as a
naturalistic parkway landscaped with native vegetation to complement the mixed- use
environment planned for the area. The Aloha Apartments separate the Pruneyard from the
remainder of the area. However, the extension of Campisi Way will relieve traffic impact of
development and will link the area together. The Pruneyard and the offices on Creekside Way
will serve as the area’s “ anchors” attracting people to the area both during the daytime and
evening. The area along the west side of Bascom Avenue between Hamilton Avenue and
Campisi Way is envisioned as a mixed- use area with residential or office over commercial,
which differs from the previous General Plan designation for the area of Commercial only.
Residents and workers of this area will be able to walk to Light Rail and to the Pruneyard. The
objective of the Pruneyard/ Creekside Commercial District is to obtain an active, connected space
with a mixture of commercial, office, residential, entertainment and recreational uses functioning
as a community and regional focal point. It is anticipated that the City will prepare an Area Plan
for the Pruneyard/ Creekside Area to help guide development.
Land Use and Transportation Element
LUT- 31
North of Campbell Avenue ( NOCA)
NOCA is located adjacent to the Downtown business district and the Civic Center, which
includes the Library and City Hall. The area encompasses the area north of the intersection of
Civic Center Drive and the Union Pacific Rail Line. The area extends north to several parcels
adjacent to Salmar Avenue.
The NOCA is envisioned as a mixed- use area that supports revitalization of the Downtown and
provides additional housing in proximity to Downtown shopping. This area was historically a
residential area that converted to industrial uses and is currently located in the Central Campbell
Redevelopment Area. The NOCA policies are intended to guide redevelopment of the area. The
objective for the area is to have a mix of medium density residential ( up to 20 units per gross
acre), office and retail commercial uses functioning as an attractive gateway and complementing
Downtown commercial activity. Two recent residential projects were developed at a low-medium
density ( up to 13 units per gross acre) to be compatible with the Harrison and Central
Avenue Downtown neighborhood, which is predominantly single- family. Due to the proximity
to single- family residential, retail and commercial uses in the area should be low impact in nature
( e. g. operate during the daytime hours, not generate noise, vibration, or a large amount of
traffic). The NOCA plan can be found in Appendix A of this General Plan.
South of Campbell Avenue ( SOCA)
The SOCA is located between Highway 17 to the east, the Union Pacific Railroad to the west,
East Campbell Avenue to the north, and the San Tomas Expressway to the south. Also included
is the triangular area at the western edge of the site bounded by Kennedy and Industrial Avenues
and the Union Pacific Railroad.
The South of Campbell Avenue area is transitioning from a mixture of residential uses and small
industrial uses to a commercial/ residential mixed- use area that supports and complements
Downtown Campbell. The General Plan supports revitalization of the area and the addition of
new residential uses to provide additional housing opportunities in close proximity to
Downtown, the Los Gatos Creek Trail and along the Vasona Light Rail Corridor. The objective
for SOCA is to revitalize Downtown commercial and recreational areas and provide housing
opportunities. The intention of the plan is to transition industrial uses to cleaner, non- offensive
uses. Any use in the SOCA area that emits dust, fumes, glare, heat, noise, odor, variations or
other disturbances is prohibited from the SOCA area. The SOCA plan can be found in Appendix
A of this General Plan.
San Tomas Area Neighborhood Plan ( STANP)
The San Tomas Area consists of 1.5 square miles located in the southwest corner of the City.
The San Tomas Area is bordered by Winchester Boulevard and the San Tomas Expressway to
the east, San Tomas Aquino Creek and the City Limit’s to the north, and the City Limit to the
west and south.
Most of the San Tomas Area developed in the 1940s and 1950s and was incorporated into the
City of Campbell in the 1980s. It retains a semi- rural, country character with various sized lots
and neighborhoods that have varying or no streetscape improvements ( street lights, curbs, gutters
and sidewalks). The STANP establishes specific policies to preserve the unique character of the
San Tomas Area and serves as a resource guide for building or remodeling in the San Tomas
Campbell General Plan
LUT- 32
Area. The STANP clearly defines the streets that are to receive improvements and which streets
remain without. The STANP can be found in Appendix A of this General Plan.
Campbell Redevelopment Area
The Central Campbell Redevelopment Project Area was created in 1983. The Area encompasses
360 acres in and around Downtown Campbell and the McGlincey Lane area. The major purpose
of the Project Area is to eliminate blight and to revitalize the central core of the City. Specific
goals include restoring Downtown Campbell to its historic role as the symbolic, cultural,
functional, and economic focal point of the city and to retain the historic character of Downtown
through preservation and rehabilitation. Another goal of the Redevelopment Area is to promote
and facilitate economic revitalization in Downtown and the McGlincey Lane area.
Downtown
Downtown Campbell, known sometimes as “ Historic Downtown Campbell,” has traditionally
been centered on East Campbell Avenue in the area between Winchester Boulevard and the
railroad tracks. Downtown has expanded eastward to include the rest of Campbell Avenue to the
Pruneyard, and west to include the Community Center.
Downtown Campbell is the historic, cultural, and civic center of the City. It is the location of
numerous community resources and landmarks, including City Hall, Orchard City Green, the
Ainsley House, and Hyde Park. Historically, Downtown provided a full range of retail and
commercial services. In the late 1960s and 1970s, the area declined in importance and vitality
as the City’s retail focus. The loop streets ( Civic Center Drive and Orchard City Drive) were also
installed at that time. The City resisted the efforts to eliminate the small shops and storefronts
Downtown in exchange for large shopping centers that take up the whole Downtown, as was the
case in other cities in Santa Clara Valley. The City was able to retain the historic buildings and
development pattern set by the City’s founders, which preserves the small town connectedness
that a traditional Downtown brings to a community. The objective for Downtown is to have a
vibrant community oriented Downtown that serves as the retail, commercial, cultural and historic
center of the city.
The Downtown Development Plan was prepared to outline and implement a specific
redevelopment program for the Downtown. The Plan contains goals and policies for the
Downtown, addressing land use and development strategies, circulation, parking, urban design,
implementation and fun

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The City of Campbell
General
Plan
Adopted November 6, 2001
The City of Campbell
General
Plan
Adopted November 6, 2001
The City of Campbell
70 N. First Street
Campbell, California 95008- 1423
( 408) 866- 2140
www. cityofcampbell. com
i
Acknowledgments
CITY COUNCIL
Matthew Dean, Mayor Robert S. Doherty ( former)
Jeanette Watson, Vice Mayor Daniel E. Furtado
Donald R. Burr Jane P. Kennedy
PLANNING COMMISSION
Tom Francois, Chair Bradway Jones
Joseph D. Hernandez, Vice Chair Felicia Leonard
Bob Alderete Mel Lindstrom ( former)
George P. Doorley Dennis Lowe ( former)
Elizabeth Gibbons
GENERAL PLAN TASK FORCE
Jeanette Watson, Chair Don Hebard
Matthew Dean, Vice Chair Barbara Johnson
Linda Andrianos Andrew Kotowski ( through May 1999)
Don Burr Lisa McIntyre
Barbara Conant Laura Taylor Moore
Elizabeth Gibbons Harry Oberhelman
HISTORIC PRESERVATION BOARD
Susan E. Blake, Chair Joanna Herz ( former)
Trish Forsman, Vice Chair David Larson
David McParland Laura Taylor Moore
CIVIC IMPROVEMENT COMMISSION
Kurt Arends, Chair Lisa McIntyre
Patrick Kirk, Vice Chair Mike Miramontes
Joan Goldstein James E. Rusnak ( former)
Art Ring
PARKS AND RECREATION COMMISSION
Jean LaDuc, Chair Brian D. Christensen
David T. Cripe, Vice Chair Tim Mason
Linda Andrianos Alan G. Lowder
Rita Buxbaum ( former) Todd William Zeman
BICYCLE ADVISORY COMMITTEE
Betty Olsen, Chair Geoff I. Bradley
Steven Robert Aufdermauer Micky Lutz
David W. Wirth
Campbell General Plan
ii
CITY STAFF
Bernard Strojny, City Manager
William Seligmann, City Attorney
Anne Bybee, City Clerk
Community Development Department
Sharon Fierro, Community Development Director
Steve Piasecki, AICP, Community Development Director ( former)
Geoff Bradley, Senior Planner
Tim Haley, Associate Planner
Darcy Smith, Planner II
Katrina Rice Schmidt, Planner II ( former)
Stephanie Willsey, Planner I
Kristi Bascom, Planner I ( former)
Aki Irani, Planner I ( former)
Bill Bruckart, Building Official
Corinne Shinn, Planning Secretary
Public Works Department
Robert Kass, Public Works Director
Lynn Penoyer, Land Development Manager
Bill Helms, Land Development Manager ( former)
Matthew Jue, P. E., Traffic Engineer
Michelle Quinney, P. E., City Engineer
Other Departments
Claudia Cauthorn, Recreation/ Community Services Director
Gretchen Conner, Finance Director
David Gullo, Police Chief
Linda Klemczak, Community Center Manager
TOC- i
Table of Contents
Introduction and Overview............................................................................................ I- 1
Regional Location....................................................................................................... I- 1
Campbell: A Capsule History .................................................................................... I- 1
The City of Campbell’s Vision................................................................................... I- 2
Strategic Planning ................................................................................................. I- 3
Community Survey ............................................................................................... I- 3
General Plan Purpose.................................................................................................. I- 4
Campbell General Plan: Visionary and Realistic................................................. I- 4
Need for General Plan Update .................................................................................... I- 4
Amendments to the General Plan ............................................................................... I- 5
Periodic Review.................................................................................................... I- 5
General Plan Requirements......................................................................................... I- 5
Correspondence to Required Elements................................................................. I- 6
Documents that Implement the General Plan ............................................................. I- 7
Zoning Code.......................................................................................................... I- 7
Special Area and Redevelopment Plans ............................................................... I- 7
Subdivision Code.................................................................................................. I- 7
Capital Budget and Capital Improvement Plan .................................................... I- 8
Conditional Approval for Development ............................................................... I- 8
Streetscape Standards............................................................................................ I- 8
Design Guidelines................................................................................................. I- 9
Regional Transportation Plans.............................................................................. I- 9
Countywide Deficiency Plan ................................................................................ I- 9
Environmental Documents.................................................................................... I- 9
General Plan Preparation Process ............................................................................. I- 10
Task Force........................................................................................................... I- 10
General Plan Organization........................................................................................ I- 10
Chapter Organization .......................................................................................... I- 10
General Plan Themes .......................................................................................... I- 11
Campbell General Plan
TOC- ii
General Plan Structure ........................................................................................ I- 11
Policy Numbering System.................................................................................. I- 12
Land Use and Transportation ................................................................................ LUT- 1
Introduction.......................................................................................................... LUT- 1
Population ............................................................................................................ LUT- 2
Land Use .............................................................................................................. LUT- 3
The Land Use Diagram.................................................................................. LUT- 4
Land Use Categories ...................................................................................... LUT- 5
Transportation .................................................................................................... LUT- 11
Roadways..................................................................................................... LUT- 11
Street Design Standards ............................................................................... LUT- 11
Roadway Maintenance................................................................................. LUT- 16
The Neighborhood Traffic Management Program ...................................... LUT- 16
Street Lighting ............................................................................................. LUT- 16
Parking ......................................................................................................... LUT- 16
Traffic Volumes........................................................................................... LUT- 17
Bicycle Facilities.......................................................................................... LUT- 17
Pedestrian Transportation ............................................................................ LUT- 17
Transit .......................................................................................................... LUT- 18
Community Design ............................................................................................ LUT- 21
Neighborhoods............................................................................................. LUT- 22
Gateways / City Boundaries......................................................................... LUT- 25
Street Appearance and Public Improvements .............................................. LUT- 26
Historic and Cultural Resources .................................................................. LUT- 27
Land Use Compatibility............................................................................... LUT- 27
Amenities, Open Space and Community Linkages ..................................... LUT- 28
Access to Development................................................................................ LUT- 28
Building and Site Design ............................................................................. LUT- 29
Area Plans and Special Project Areas................................................................ LUT- 30
Pruneyard/ Creekside Commercial District .................................................. LUT- 30
North of Campbell Avenue ( NOCA)........................................................... LUT- 31
South of Campbell Avenue ( SOCA)............................................................ LUT- 31
Table of Contents
TOC- iii
San Tomas Area Neighborhood Plan ( STANP) .......................................... LUT- 31
Campbell Redevelopment Area ................................................................... LUT- 32
Downtown.................................................................................................... LUT- 32
Downtown Neighborhoods .......................................................................... LUT- 32
Goals, Policies, and Strategies ........................................................................... LUT- 37
Land Use and Transportation....................................................................... LUT- 37
Community Design ...................................................................................... LUT- 43
Area Plans and Special Project Areas.......................................................... LUT- 58
Open Space, Parks and Public Facilities................................................................ OSP- 1
Overview............................................................................................................... OSP- 1
Open Space, Parks and Recreation Facilities........................................................ OSP- 3
Open Space, Park Land and Recreation Facilities Inventory ......................... OSP- 3
Regional Open Spaces, Parks and Recreation Facilities................................. OSP- 3
County Park Lands.......................................................................................... OSP- 3
Santa Clara Valley Water District Groundwater Recharge Facilities............. OSP- 3
Santa Clara County Open Space Authority .................................................... OSP- 4
City Facilities .................................................................................................. OSP- 5
School Open Space and Recreation Facilities .............................................. OSP- 13
Privately Owned Open Space and Recreation Facilities............................... OSP- 14
Distribution of Parks and Open Space In City Neighborhoods .................... OSP- 15
Open Space, Parks and Recreation Facilities Standard ................................ OSP- 19
1990 Open Space Element and Current Plans .................................................... OSP- 23
Open Space Implementation Plan................................................................. OSP- 23
Park Improvement Implementation Plan ...................................................... OSP- 24
Park and Open Space Funding...................................................................... OSP- 24
Non- City Funds............................................................................................. OSP- 24
Public Facilities................................................................................................... OSP- 25
City Hall........................................................................................................ OSP- 25
Special Facilities ........................................................................................... OSP- 25
Library Facilities........................................................................................... OSP- 25
Public Schools..................................................................................................... OSP- 25
Campbell General Plan
TOC- iv
Sewer, Storm Drainage and Wastewater ............................................................ OSP- 26
Storm Drainage ............................................................................................. OSP- 27
Goals, Policies, and Strategies ............................................................................ OSP- 29
Open Space, Parks and Recreation Facilities................................................ OSP- 29
Public Facilities and Services ....................................................................... OSP- 37
Public Schools............................................................................................... OSP- 39
Sewer, Storm Drainage and Wastewater ...................................................... OSP- 39
Health and Safety........................................................................................................ HS- 1
Emergency Preparedness ........................................................................................ HS- 1
Critical Facilities............................................................................................... HS- 3
Public Safety ........................................................................................................... HS- 3
Police................................................................................................................. HS- 3
Fire and Emergency Services............................................................................ HS- 3
Geologic and Seismic Hazards ............................................................................... HS- 4
Fire Hazards .......................................................................................................... HS- 15
Flooding ................................................................................................................ HS- 15
Aircraft Overflight ................................................................................................ HS- 16
Hazardous Materials and Waste............................................................................ HS- 17
Goals, Policies and strategies................................................................................ HS- 20
Emergency Preparedness ................................................................................ HS- 20
Public Safety ................................................................................................... HS- 22
Geologic and Seismic Hazards ....................................................................... HS- 24
Fire Safety....................................................................................................... HS- 26
Flooding .......................................................................................................... HS- 27
Aircraft Overflight .......................................................................................... HS- 27
Hazardous Materials and Waste...................................................................... HS- 28
Conservation And Natural Resources.................................................................... CNR- 1
Historic Resources ............................................................................................... CNR- 1
Biological Resources ........................................................................................... CNR- 2
Water Resources .................................................................................................. CNR- 2
Water Supply ................................................................................................. CNR- 3
Table of Contents
TOC- v
Water Conservation ....................................................................................... CNR- 5
Water Demand ............................................................................................... CNR- 5
Water Recycling............................................................................................. CNR- 6
Water Quality................................................................................................. CNR- 6
Waste Management And Recycling..................................................................... CNR- 6
Solid Waste .................................................................................................... CNR- 7
Noise .................................................................................................................... CNR- 7
Air Quality ......................................................................................................... CNR- 11
Goals, Policies And Strategies........................................................................... CNR- 14
Historic Resources ....................................................................................... CNR- 14
Biological Resources ................................................................................... CNR- 15
Water Resources .......................................................................................... CNR- 16
Waste Management And Recycling............................................................. CNR- 18
Noise ............................................................................................................ CNR- 20
Air Quality ................................................................................................... CNR- 22
Housing .......................................................................................................................... H- 1
Introduction............................................................................................................... H- 1
Community Context............................................................................................ H- 1
Role of Housing Element.................................................................................... H- 2
Public Participation................................................................................................... H- 3
Relationship to the General Plan......................................................................... H- 4
Housing Needs Summary ......................................................................................... H- 4
Existing Housing Needs...................................................................................... H- 5
Future Housing Needs......................................................................................... H- 8
Housing Resources.................................................................................................... H- 9
Availability of Sites for Housing ...................................................................... H- 10
Financial Resources .......................................................................................... H- 18
Administrative Resources ................................................................................. H- 23
Opportunities for Energy Conservation ............................................................ H- 25
Housing Plan........................................................................................................... H- 27
Goals, Policies, and Programs .......................................................................... H- 27
Campbell General Plan
TOC- vi
Appendicies.................................................................................................................... ......
Appendix A1: Area Plans and Special Project Areas ............................................. A1- 1
North of Campbell Avenue Area ( NOCA)....................................................... A1- 1
South of Campbell Avenue Area ( SOCA)........................................................ A1- 3
San Tomas Area Neighborhood Plan ( STANP) ............................................. A1- 11
Downtown Development Policies......................................................................... A1
Appendix A2: Streetscape Standards...................................................................... A2- 1
Appendix B: Relationship of the City of Campbell General Plan Land Use Categories
with Zoning Categories.............................................................................................. B- 1
Appendix C1: Housing Element Technical Report ................................................. C1- 1
Appendix C2: Summary of Public Comments......................................................... C2- 1
Appendix C3: Article from The Campbell Reporter ............................................... C3- 1
Appendix C4: Summary of Infill Development Projects......................................... C4- 1
Glossary
Glossary .................................................................................................................... G- 1
Table of Contents
TOC- vii
LIST OF FIGURES
Introduction
Figure I- 1: Regional Location Map ...................................................................... I- 1
Land Use and Transportation Element
Figure LUT- 1a: Total Existing Building Floor Area by Land Use ............... LUT- 4
Figure LUT- 1b: Total Projected Building Floor Area by Land Use at Full
Buildout of the General Plan.......................................................................... LUT- 5
Figure LUT- 2: Land Use Diagram ................................................................ LUT- 7
Figure LUT- 3: Roadway Classification Diagram........................................ LUT- 13
Figure LUT- 4: Bicycle System.................................................................... LUT- 19
Figure LUT- 5: Campbell Community Form Diagram................................. LUT- 21
Figure LUT- 6: Campbell Neighborhoods.................................................... LUT- 23
Figure LUT- 7: Gateways ............................................................................ LUT- 26
Figure LUT- 8: Campbell Special Project Areas.......................................... LUT- 35
Open Space, Parks and Public Facilities
Figure OSP- 1: Regional Open Space, Parks and Recreation Facilities.......... OSP- 7
Figure OSP- 2: City of Campbell Open Space, Parks and
Recreation Facilities...................................................................................... OSP- 11
Figure OSP- 3: School Open Space, Recreational Facilities and
District Boundaries ....................................................................................... OSP- 15
Figure OSP- 4: Half- mile Radius for Open Space, Parks
and Recreational Facilities............................................................................ OSP- 19
Health and Safety
Figure HS- 1: Shaking Intensity of a Peninsula- Golden Gate San Andreas Quake
Magnitude 7.2 ................................................................................................... HS- 7
Figure HS- 2: Shaking Intensity of a Southern Hayward Earthquake Magnitude 6.9
........................................................................................................................... HS- 7
Figure HS- 3: San Francisco Bay Region Earthquake Probability.................... HS- 9
Figure HS- 4: Faults Within and Near the City of Campbell ......................... HS- 11
Figure HS- 5: City of Campbell Spectral Diagram.......................................... HS- 12
Figure HS- 6: 100- year Flood Zones ............................................................... HS- 19
Campbell General Plan
TOC- viii
Conservation and Natural Resources
Figure CNR- 1: Santa Clara Valley Water District Water Supply Diagram .. CNR- 4
Figure CNR- 2: Traffic Related Noise Conditions Under General Plan Buildout .....
...................................................................................................................... CNR- 10
Housing
Figure H- 1 Potential Housing Sites .................................................................. H- 13
LIST OF TABLES
Introduction
Table I- 1: Correspondence Between Required Elements and Campbell General
Plan Elements........................................................................................................ I- 6
Land Use and Transportation
Table LUT- 1: Historic and Projected Population .......................................... LUT- 2
Table LUT- 2: General Plan Buildout Projections for Non- Residential Floor Space
........................................................................................................................ LUT- 3
Table LUT- 3: Roadway Classifications...................................................... LUT- 15
Table LUT- 4: Land Use Acreage by Neighborhood ................................... LUT- 25
Open Space, Parks and Public Facilities Element
Table OSP- 1: Existing Regional Open Space, Parks
and Recreation Facilities................................................................................. OSP- 4
Table OSP- 2: City- owned Open Space, Parks and Recreation Facilities..... OSP- 10
Table OSP- 3: School Open Space and Recreation Facilities........................ OSP- 14
Table OSP- 4: Privately Owned Open Space and Recreation Facilities........ OSP- 14
Table OSP- 5: Park and School Usable Open Space and Recreation
Facilities by Neighborhood........................................................................... OSP- 17
Table OSP- 6: Existing Improved and Unimproved Usable Open Space,
Park and Recreation Facility Acreage Per Thousand Residents................... OSP- 18
Table OSP- 7: Buildout Open Space Demand............................................... OSP- 21
Table OSP- 8: Current Capital Improvement Plan Park Projects, 2000- 07... OSP- 22
Table OSP- 9: Sewer Connection Distribution by Jurisdiction ..................... OSP- 24
Health and Safety
Table HS- 1: Probability of At Least One Magnitude 6.7 or Greater Earthquake
Before 2030....................................................................................................... HS- 5
Table of Contents
TOC- ix
Table HS- 2: Relationships Between Peak Ground Acceleration, Peak
Ground Velocity and Modified Mercalli Intensity in the City of Campbell... HS- 13
Table HS- 3: Unreinforced Masonry Buildings, 1990..................................... HS- 14
Table HS- 4: Dam Failure Hazards.................................................................. HS- 16
Conservation and Natural Resources
Table CNR- 1: Santa Clara Valley Water District Water Supply Sources ..... CNR- 3
Table CNR- 2: General Plan Update Noise Contours .................................... CNR- 8
Table CNR- 3: San Jose Air Pollutant Summary. 1997- 1999, 4th Street
Monitoring Station....................................................................................... CNR- 12
Housing
Table H- 1 Existing Housing Needs .................................................................... H- 5
Table H- 2 Residential Units Projected at Build- out of General Plan ............... H- 12
Table H- 3 Remaining 1999- 2006 RHND......................................................... H- 15
Table H- 4 Financial Resources for Housing Activities .................................... H- 20
Table H- 5 Housing Implementation Programs Summary ................................ H- 43
I- 1
Figure I- 1: Regional Location Map
Introduction and Overview
REGIONAL LOCATION
Nestled in the midst of Silicon Valley, Campbell has retained the charm of yesteryear
while embracing the future. Unique historic buildings rest comfortably alongside
efficient high- tech structures, successfully blending tradition with progress. Residents
enjoy beautiful natural surroundings, well maintained parks and trails and proximity to
work environments – all within the atmosphere of a small, friendly town.
For those who choose to
live or work in Campbell,
the advantages abound.
Chief among them is its
central location. With
easy access to most of the
valley’s major freeways,
this charming city offers
the best of all worlds to its
residential and business
communities.
As shown in Figure I- 1,
the City of Campbell is
located approximately 50
miles south of San
Francisco in Santa Clara
County, one of the nine
Counties that make up the
region known as the San
Francisco Bay Area. The
City occupies over six
square miles of relatively
flat land that slopes
gently toward the south end of the San Francisco Bay. Campbell is bounded on the north,
east and west by the City of San Jose and on the south by the Town of Los Gatos. A
small portion of Campbell’s southwestern boundary is adjacent to the City of Saratoga.
The residents of Campbell have views of the Sierra Azules to the east and Santa Cruz
Mountains to the southwest.
CAMPBELL: A CAPSULE HISTORY
The City of Campbell takes its name from Benjamin Campbell, an early landowner,
rancher and farmer of the area. From 1885 to 1888, Benjamin Campbell served as the
first Postmaster from his home, which was located on Campbell Avenue between what is
today First and Second Streets. On his land was the “ flag stop” on the railroad from
Santa Clara to Santa Cruz. In 1886, several buildings were constructed on the Campbell
property including a train depot known as “ Campbell Station” and a town hall for social
gatherings. In 1888, the first residential lot in the first subdivision of Campbell’s
Campbell General Plan
I- 2
property was sold. Campbell had a fire department and newspaper by 1895, grammar
school by 1888, and a high school by 1900.
Campbell’s ideal location in the Santa Clara Valley, dubbed the “ Valley of Heart’s
Delight” because of its rich agricultural soils, made it a home to many of the world’s
largest fruit drying grounds and some of the finest canneries. Campbell became known
as the “ Orchard City” in the very beginning of its history as most of the land within the
area was devoted to agricultural use, primarily orchards. In 1887, the first use of the land
for industrial purposes was the development of one of the largest drying grounds in the
world. The drying grounds had been built adjacent to the tracks south of the depot. The
dried crops included prunes, apricots, plums and apples.
John Colpitts Ainsley founded the J. C. Ainsley Packing Company in Campbell, which
was one of the finest canneries in California. The packing company was a vital part of
the Campbell community, which operated from 1893 until 1933 when Mr. Ainsley sold
the cannery to the Drew Canning Company. Other big company names in Campbell’s
fruit canning and drying business include the George A. Fleming Company, Frank
Buxton’s Fruit Drying Works, George E. Hyde and Company, The Orchard City Canning
Company, Campbell Horticultural Association, Campbell Fruit Growers’ Union,
Campbell Farmers Union Packing Company and the California Prune and Apricot
Growers Association that marketed fruit under the famous brand name of Sunsweet. 1
By the time the city was incorporated, on March 28, 1952, there was a well- established
downtown center and many of the orchards, which gave Campbell its “ Orchard City”
nickname, were being replaced by housing, commerce and industry. Today, agriculture
is practically non- existent as an industry in Campbell. Campbell prides itself for being a
well- balanced community in the center of booming “ Silicon Valley.” It has a variety of
housing options and has many technology firms and professional offices, providing
Campbell with a balance of housing and jobs.
Campbell is a General Law City with a five- member Council including a rotating
Mayor’s position.
THE CITY OF CAMPBELL’S VISION
The development of the City of Campbell’s Community Vision Statement was an
important outcome from the City’s Strategic Planning process and the Community
Satisfaction Survey. A vision articulates a destination toward which the City should aim
and a future that, in important ways, is more desirable than the present. The Vision
Statement has been paramount in the development of Campbell’s General Plan Goals,
Objectives and Strategies.
1 Jeanette Watson, Campbell the Orchard City, 1989.
Introduction and Overview
I- 3
The Campbell Vision
Campbell will remain a
friendly community and
develop a stronger sense of
identity, characterized by
the active involvement of its
citizens and businesses in
all aspects of community
life.
It will be a safer, more well-balanced
small town with
connected neighborhoods
set in an attractive and
comfortable environment.
Campbell City government
will be increasingly fiscally
self- reliant, provide more
effective basic municipal
services and foster regional
cooperation and local
partnerships.
Strategic Planning
In 1993 and 1994, the City of Campbell
went through a coordinated planning
process that examined the state of the
community in terms of seven strategic
planning elements: Land Use, Financial
Health, Transportation, Public Safety,
Community Services/ Recreation, Open
Space/ Cultural/ Historical and
Environmental Programs ( The Community
Participation Element was added in 1999).
The City identified a community vision and
established long- term strategic goals and
objectives. Throughout the process,
members of the City’s advisory
commissions and boards participated with
other community members to provide input
at every stage of strategic planning efforts.
The results of the strategic planning
process provided a clearly articulated
“ blueprint” of the future desired by the
Campbell community and a guide for the
General Plan update. The Strategic Plan is
reviewed annually. The long- term vision,
goals and objectives have remained
relevant and meaningful and have required
only minor modification.
Community Survey
In 1997, a community satisfaction survey
was conducted as a means to give decision
makers an indication of residents’ thoughts,
issues and concerns regarding the City of
Campbell. Researchers found that 90% of
respondents were satisfied with the job the
City of Campbell was doing to provide
City services. Police, fire and emergency
medical services were ranked highest in
importance among the selection of City
services included in the survey. Almost two- thirds of respondents noted “ small
community,” “ good location,” or “ quiet” when identifying the best thing about living in
Campbell. “ Traffic” was the most frequent response to the question regarding the worst
thing about living in Campbell, being cited by 18% of respondents. Notably, 26% of
respondents did not find a “ worst thing” about living in Campbell.
A second Community Satisfaction Survey was conducted in the Fall of 1999. The results
of the survey did not vary significantly from the earlier one.
Campbell General Plan
I- 4
GENERAL PLAN PURPOSE
The purpose of a city’s General Plan is to guide decisions regarding physical growth and
development, provision of public services and facilities, and conservation and
enhancement of natural resources. Therefore, Campbell’s General Plan:
• Outlines a vision of long- range physical and economic development and
resource conservation that reflects the aspirations of the community;
• Provides strategies that will allow this vision to be accomplished;
• Establishes a foundation upon which the City Council and Commissions can
base policy decisions and a basis for judging whether specific development
proposals and public projects are in harmony with community desires;
• Allows City departments, other public agencies, and private developers to
design projects that will enhance the character of the community, preserve and
enhance critical environmental resources, and minimize hazards;
• Provides the basis for establishing and setting priorities for detailed plans and
implementing programs, such as the Zoning Ordinance, specific plans, and the
Capital Improvement Program; and
• Addresses the issue of land availability to meet the City’s economic
development objectives, the need for housing in the community, and State law
requirements for Campbell to accept its “ fair share” of the regional housing
needs.
Campbell General Plan: Visionary and Realistic
The General Plan sets a vision for the city, but it is not merely a compendium of ideas
and wish lists. Broad objectives such as “ quality of life” and “ community character” are
meaningful only when translated into tangible, feasible actions. Thus, while each
element of the General Plan articulates long- term goals, it also includes action- oriented
policies that outline concrete and achievable steps to attain these goals. The General Plan
is comprehensive and long- range in scope. It will be used on an on- going basis, because
many City regulations, requirements, and actions are required by State law to be
consistent with the General Plan. Since the Plan is general, there will be circumstances
and instances when detailed studies are necessary before policies can be implemented.
NEED FOR GENERAL PLAN UPDATE
General plans typically look out 20 years in the future and are revised every five to ten
years. Most of the City’s General Plan Elements were adopted ten years ago or more.
Campbell’s first General Plan was adopted in 1960 and revised in 1968. Revised Land
Use and Circulation Elements were adopted in 1983 and were amended in 1990, 1991
and 1993. Conservation and Scenic Highways Elements were adopted in 1972. In 1975,
the Seismic, Safety and Noise Elements were adopted. The Air Quality Element was
adopted in 1987, the Open Space Element was adopted in 1990 and the latest Housing
Element was adopted in 1992. Although the community vision and goals for Campbell
haven’t changed significantly since the adoption of the first General Plan, some fine-tuning
must be made to reflect current population, community conditions and State
requirements.
Introduction and Overview
I- 5
AMENDMENTS TO THE GENERAL PLAN
As the City’s guide for development, the General Plan is the heart of the planning
process. It is intended to be a living document and, as such, will be subject to more site-specific
and comprehensive amendments over time. Amendments also may be needed
from time to time to conform to State or Federal law passed after adoption, and to
eliminate or modify policies that may become obsolete or unrealistic due to changed
conditions ( such as completion of a task or project, development of a site, or adoption of
an ordinance or plan). State law limits the number of times a jurisdiction can amend its
general plan. Generally, no jurisdiction can amend any mandatory element of its general
plan more than four times in one year, although each amendment may include more than
one change to the general plan. This restriction, however, does not apply to amendments
to:
• Optional elements
• Allow development of affordable housing; or
• Comply with a court decision
Periodic Review
The City will undertake a periodic review of the General Plan, to determine how well the
General Plan has performed, that is, whether policies related to development and
conservation have been effective. This review will include:
• Analysis of the effectiveness of implementation strategies initiated to carry
out the General Plan; and
• Review of growth trends since General Plan adoption
As part of the review, a target date for a comprehensive update of the General Plan will
be established. A report summarizing City staff’s findings and recommendations will be
circulated for public comment and then presented to the Planning Commission. The
Planning Commission will review the report and make a recommendation to the City
Council. The Planning commission and the City Council also will hear comments on the
report at duly noticed public hearings.
GENERAL PLAN REQUIREMENTS
State law requires each California City and county to prepare a general plan. A general
plan is defined as a “ comprehensive, long- term general plan for the physical development
of the county or city, and any land outside its boundaries, which in the planning agency’s
judgment, bears relation to its planning.” State requirements call for general plans that
“ comprise an integrated, internally consistent and compatible statement of policies for the
adopting agency.”
While they allow considerable flexibility, State planning laws do establish some
requirements for the issues that general plans must address. The California Government
code establishes both the content of general plans and rules for their adoption and
subsequent amendment. Together, State law and judicial decisions establish three overall
guidelines for general plans.
• The general plan must be comprehensive. This requirement has two aspects.
First, the general plan must be geographically comprehensive. That is, it must
apply throughout the entire incorporated area and it should include other areas
Campbell General Plan
I- 6
that the City determines are relevant to its planning. Second, the general plan
must address the full range of issues that affects the city’s physical
development.
• The general plan must be internally consistent. This requirement means that
the general plan must fully integrate its separate parts and relate them to each
other without conflict. “ Horizontal” consistency applies as much to figures
and diagrams as to the general plan text. It also applies to data and analysis as
well as policies. All adopted portions of the general plan, whether required by
State law or not, have equal legal weight. None may supersede another, so the
general plan must resolve conflicts among the provisions of each element.
• The general plan must be long- range. Because anticipated development will
affect the city and the people who live or work there for years to come, State
law requires every general plan to take a long- term perspective.
Correspondence to Required Elements
The General Plan includes the seven elements required by State law – Land Use,
Circulation, Open Space, Conservation, Safety, Noise, and Housing. The required Land
Use and Circulation Elements have been combined into the Land Use and Transportation
Element and the Noise Element has been integrated into the Conservation and Natural
Resources Element. Table I- 1 shows how the Campbell General Plan elements
correspond to State required elements.
Table I- 1: Correspondence Between Required Elements and Campbell General
Plan Elements
Required Element Campbell General Plan Element
Land Use Land Use and Transportation
Circulation Land Use and Transportation
Open Space Open Space, Parks and Public Facilities
Conservation Conservation and Natural Resources
Safety Health and Safety
Noise Conservation and Natural Resources
Housing Housing
Introduction and Overview
I- 7
DOCUMENTS THAT IMPLEMENT THE GENERAL PLAN
There are many documents that support and implement the goals and policies of the
General Plan. Ordinances and documents the City must update or prepare upon adoption
of the General Plan include:
Zoning Code
Land uses indicated on the General Plan Land Use Map are implemented by regulations
found in the Zoning chapter of the Municipal Code ( Title 21). To clarify the relationship
between these two documents, the term General Plan is used for the policy document
that is basically conceptual, providing the broad framework for land uses within the City.
The term Zoning Code refers to organized and codified legal regulations that are very
specific and detailed. Zoning provides a legal mechanism for local government
regulation of the land uses described in the General Plan Land Use Map.
In addition to providing specific regulations related to minimum lot size, building
heights, setbacks, lot coverage, etc., for each zoning district, the Zoning Code also lists
the uses that would be acceptable or could be considered in each district, as well as those
that would be considered unacceptable. For some uses, further regulations are
established. For example, floor area ratios ( FARs) have been established in the C- 3 Zone
and residential zones in the San Tomas Area to respond to specific concerns about land
use intensity in these districts. Zoning regulations designate the process to be used when
a permit must be applied for in order to consider approval of a particular land use in a
district. A table illustrating the relationship of the Campbell General Plan land use
categories with zoning categories is located in Appendix B.
Special Area and Redevelopment Plans
The City approved several major land use plans, which include the North of Campbell
Avenue ( NOCA) Plan, The South of Campbell Avenue ( SOCA) Plan, the Downtown
Neighborhoods Plan and the San Tomas Area Neighborhood Plan ( STANP). The City
has established a redevelopment project area for the downtown area with an extended
area to the southeast. In redevelopment areas, the property tax increment from new
development is reinvested into the redevelopment area, whether through public
improvements, economic development strategies, or other measures. All of these plans
oversee the redevelopment, or more extensive development, of their respective planning
areas. These plans act as powerful tools for implementing the goals and policies of the
General Plan through the regulation of density, height and other design standards. Each
of the plans listed above can be found in Appendix A.
Subdivision Code
A subdivision is any division of land for the purpose of sale, lease or finance. The State
of California Subdivision Map Act ( Government Code § 66410) regulates subdivisions
throughout the state. The goals of the Subdivision Map Act are as follows:
• To encourage orderly community development by providing for the regulation
and control of the design and improvement of a subdivision with proper
consideration of its relationship to adjoining areas.
Campbell General Plan
I- 8
• To ensure that areas within the subdivision that are dedicated for public purposes
will be properly improved by the subdivider so that they will not become an
undue burden on the community.
• To protect the public and individual transferees from fraud and exploitation.
The Map Act allows cities some flexibility in the processing of subdivisions. Campbell
controls this process through the subdivision regulations in the Municipal Code ( Title
20). These regulations ensure that minimum requirements are adopted for the protection
of the public health, safety and welfare; and that the subdivision includes adequate
community improvements, municipal services and other public facilities. Campbell’s
subdivision provisions support the Subdivision Map Act and, in so doing, also support
implementation of the City’s General Plan.
Capital Budget and Capital Improvement Plan
Within Campbell, the General Plan serves as the foundation of the entire City’s planning
and budgetary actions and it forms the basis of the Capital Budget. The City’s Capital
Improvement Plan ( CIP) is both a short and long- range plan for acquisition, improvement
and/ or renovation of City assets. The first year of the CIP is adopted with the Operating
Budget and appropriations are approved only for the first year. The remaining six years
of the seven- year CIP function as a project planning and budgeting tool. The CIP is not a
static document and while the “ out years” are important for planning purposes, the CIP is
reviewed and updated each year. City goals and priorities evolve, or are fine tuned, and
financing assumptions change over time. These changes result in modifications to the
City’s CIP, such as adjustments to the timing of particular projects or removal from the
CIP, if a funding source cannot reasonably be identified or if City priorities have
changed.
Conditional Approval for Development
The City’s development requirements for some developments are approved subject to
“ conditions of approval.” Such conditions apply to projects whether or not they require
environmental review per the California Environmental Quality Act. Typical conditions
of approval for a development application may include the installation of street
improvements and trees. The requirements must be in direct proportion to the type and
amount of development.
Streetscape Standards
Campbell’s community image is created in large part by the major image streets that pass
through the city. The streets, including Hamilton Avenue, Bascom Avenue, Winchester
Boulevard, and the commercial portion of West Campbell Avenue near the San Tomas
Expressway interchange, are wide commercial avenues with varying streetscape
treatments and building setbacks. These streets give Campbell much of its character, and
some of its strongest elements of community form, and delineate many of its districts.
The Streetscape Standards were developed in 1993 to ensure consistency in the
streetscape treatment on these major streets. The “ streetscape” refers to the land directly
adjacent to the street in both private and public ownership. The Standards establish the
required design and materials for sidewalks, trees and landscaping.
Introduction and Overview
I- 9
Design Guidelines
The City of Campbell has Design Guidelines for Single Family Homes, for Low- Medium
Density Residential Projects and for new development in the San Tomas Area. The City
developed these documents to improve the overall image and aesthetic quality of
Campbell. Used in conjunction with the Zoning Code, the Design Guidelines help guide
and inform the public about the desired site and building design in Campbell. Drawn
from the goals and policies of the General Plan, the Design Guidelines serve as effective
tools to direct site and building design issues.
Regional Transportation Plans
The Santa Clara Valley Transportation Authority ( VTA) is the designated Congestion
Management Agency ( CMA) in Santa Clara County. The VTA produces two planning
documents that affect the implementation of Campbell’s General Plan. The Congestion
Management Program ( CMP) is a biennial document that sets performance standards for
regional roadway, transit and other transportation modes. The CMP also contains
requirements for promoting alternative transportation uses consistent with air pollution
control measures. In addition to the CMP, the VTA has a long- term planning document,
which is updated about every three to four years: the VTP2020 Plan is the VTA’s most
recent version of this planning document. The CMP and VTP2020 Plans serve as tools
for maintaining service levels and initiating capital improvements for major roadways
and transit, supporting the City’s General Plan goals.
Countywide Deficiency Plan
Local agencies are not able to affect large- scale improvements on freeways, expressways
and state roadways that are not owned or controlled by them. This situation led to State
legislation that Congestion Management Agencies prepare Countywide Deficiency Plans
for such regionally controlled facilities. Part of the legislation defines deficiency
planning and includes the identification of ways to address local impacts on regional
transportation systems. Deficiency planning will allow development to continue to occur
while addressing, on a larger scale, regional impacts. The VTA, acting as the Congestion
Management Agency, has identified needed capital improvements and the funding for
these improvements over time.
Environmental Documents
New and existing developments and uses are subject to Federal, State and local standards
and requirements for protecting the environment. Requirements and standards for clean
air, clean water, noise and solid waste are outlined in the Conservation and Natural
Resources Element of the City of Campbell’s General Plan. Sites or uses that have the
potential for more serious and immediate environmental impacts, such as hazardous
materials spills, are required by law under the “ Tanner Act” to comply with emergency
planning programs and requirements. These requirements are outlined in the Health and
Safety Element of the City of Campbell General Plan.
CEQA is the acronym for the California Environmental Quality Act. It encourages the
protection of all aspects of the physical environment. The CEQA review process
analyzes proposed developments for their potential impacts on the physical environment.
CEQA requires identification of mitigation measures to reduce or eliminate negative
Campbell General Plan
I- 10
The Task Force provided direction to staff in the idea formation and
production of the General Plan.
impacts. For example, some traffic mitigation measures may require the construction of
new streets or turn- lane improvements, while other measures may mandate bicycle
facilities or trip reduction programs. The most common traffic mitigation measures
require improvements to roadways and intersections to reduce congestion and traffic
delays.
GENERAL PLAN PREPARATION PROCESS
Task Force
In 1998 the City Council
authorized an update of
the Campbell General
Plan and appointed an
11- member task force to
help develop the
revisions. The Task
Force was comprised of
two City Council
members and two
members from each of
the City’s boards and
commissions, as well as
active members of the
community at large.
Many members of the
Task Force have been
active community
members for many years,
and provided insight to
Campbell’s issues and
history. The Task Force
met approximately once
a month for a two- year
period to discuss a wide
variety of issues.
In addition to the Task Force, Campbell’s General Plan was developed through a
cooperative effort among citizens, the City Council, the Planning Commission, the Parks
and Recreation Commission, the Historic Preservation Board, the Civic Improvement
Commission and the Bicycle Advisory Committee.
GENERAL PLAN ORGANIZATION
Chapter Organization
The City of Campbell General Plan is organized into the following chapters:
1. Introduction and Overview. This includes General Plan vision and themes,
State requirements, and requirements for General Plan monitoring, review and
amendments.
Introduction and Overview
I- 11
2. Land Use and Transportation. This Element provides the physical
framework for development and circulation in the City. It establishes policies
related to the location and intensity of new development, citywide land use
policies, future street and bikeway improvements, and addresses alternative
transportation modes and parking.
3. Open Space, Parks, and Public Facilities. This Element outlines policies
and standards relating to regional and local open space, parks and recreational
facilities, and public facilities, including schools, water and wastewater.
4. Health and Safety. This Element addresses the risks posed by seismic and
geologic hazards, flooding, as well as other topics, including hazardous
materials, and emergency management.
5. Conservation and Natural Resources. This Element outlines policies
relating to water quality, air quality, noise and historic and archaeological
resources.
6. Housing. This Element focuses on housing availability and affordability
according to State requirements.
General Plan Themes
Several themes for the General Plan were identified and considered by the General Plan
Task Force, based on a recent community satisfaction survey and the strategic planning
process. These themes form the basis of goals and policies throughout each chapter of
the document.
• A safe, clean, comfortable and healthy environment
• A physically connected and involved community with a strong sense of
identity
• Attractive residential neighborhoods and business districts
• Friendly, small- town atmosphere
• Fiscally self- reliant City government with effective basic municipal services
General Plan Structure
Each element of the General Plan is introduced by brief background information that
establishes the policy context. This background material is neither a comprehensive
statement of existing conditions nor does it contain any adopted policy, except where
specifically stated otherwise. This background information is followed by goals and
policies:
• Goals. Goals are general statements of values or aspirations held by the
community. Because goal statements are general in nature they tend to have
broad community support, and are not typically controversial.
• Policies. Policies are more precise expressions regarding how a particular
goal will be interpreted or implemented.
Campbell General Plan
I- 12
• Strategies: Strategies are an action, activity or program carried out in response
to an adopted policy to achieve a specific goal.
Policy Numbering System
Policies in the General Plan are organized using a two- part numbering system that is
intended to give each goal and policy a distinct, easily referenced number. The first part
refers to the element, and the second refers to the specific goal or policy. The first part is
represented by the abbreviated initials of the element ( such as LUT for Land Use and
Transportation). For the second part, goals are represented by a number and policies by a
secondary number. Thus, the first goal in the Health and Safety Element is HS- 1, the
first policy is HS- 1.1, and the first strategy is HS- 1.1a.
LUT- 1
Land Use and Transportation
INTRODUCTION
Campbell has an ideal layout, with a traditional Downtown in the heart of the city, a natural
creekside trail for pedestrians and bicycles, a beautiful collection of parks, a community center
on a historic campus, a mix of housing types and a variety of shopping facilities that are
accessible to neighborhoods and employment centers. Campbell enjoys a nearly perfect balance
between the number of jobs and workers within its borders. Campbell’s attractive living
environment is enhanced by its central location in the Bay Area, extensive regional
transportation network and a railroad line that is identified for future Light Rail. Regional
mobility is important because Campbell’s location affords residents, visitors and employers
convenient access to all parts of the Silicon Valley and the San Francisco and Monterey Bay
Areas. Several freeways serve Campbell for regional mobility including: Highway 17 ( which is
the southern extension of Interstate 880), Highway 85 to the south and Interstate 280 to the north.
These highways provide excellent north- south and east- west regional automobile access.
Campbell has only a few arterials throughout the City to handle peak hour traffic. Difficulties
arise as some commuters use residential streets during peak commuter periods in efforts to
bypass freeway or arterial traffic.
The Land Use and Transportation Element outlines the community’s aspirations and vision for
maintaining the ideal layout of the physical environment, while integrating new development
sensibly into the existing fabric of the community. The function and physical appearance of
streets and buildings within Campbell shapes the image of the city and reflects its community
pride. The Land Use and Transportation Element identifies goals, policies and strategies that
define preferred land uses and development standards that will enhance the function and physical
appearance of the community, accentuate Campbell’s traditional small town environment and
provide greater connections within and between Campbell’s neighborhoods and community
facilities. The goals and policies encourage well- landscaped, attractive and functional
development, a range of transportation and traffic measures to provide connections that tie the
community together, an increase of options for a variety of transportation types, and the
reduction of traffic and land use conflicts. The goals and policies work to ensure that through
traffic remains on the streets designed to serve them and that access requirements of commercial
and industrial development does not infringe upon residential neighborhoods. The Plan
encourages integration of traffic calming techniques in areas not intended for faster, through
traffic. At the same time, the General Plan seeks to enhance mobility by working with
neighboring cities and the County to implement and operate facilities of regional significance,
such as arterials and expressways. The Element identifies goals and policies that will enhance
Campbell as a quality place to live, work and play.
The Land Use and Transportation goals and policies harmonize with the community vision and
community goals, which are to encourage a safe, clean, comfortable and healthy environment; a
physically connected and involved community with a strong sense of identity; attractive
residential neighborhoods and business districts; a friendly, small- town atmosphere; and a
fiscally self- reliant City government with effective basic municipal services.
Campbell General Plan
LUT- 2
The Land Use and Transportation Element lays out a vision of the distribution, location, and
intensity of all land uses and roadways in the city – not just what they are now, but what they
will be in the future. This Element satisfies the State requirement for both the Land Use and
Circulation Elements. The Land Use and Transportation Element will focus on:
• Population characteristics
• Land Use ( Land Use Diagram, Land Use Categories)
• Transportation ( Roadways, street design standards, roadway maintenance, The
Neighborhood Traffic Management Program, Street Lighting, Parking, Traffic
Volumes, Bicycle Facilities, Pedestrian Transportation and Transit)
• Community Design ( Neighborhoods, Gateways/ Boundaries, Streets and Public
Improvements, Historic and Cultural Resources, Land Use Compatibility, Amenities,
Open Space and Community Linkages, Access to Development, and Building and
Site Design)
• Area Plans ( Pruneyard/ Creekside Commercial District, North of Campbell Avenue,
South of Campbell Avenue, San Tomas Area Neighborhood, Campbell
Redevelopment Area, Downtown, Downtown Neighborhoods)
• Goals and Policies ( Regional, City- Wide and Neighborhoods)
POPULATION
Campbell’s population has grown steadily over the past three decades. When Campbell
incorporated in 1952, the population was approximately 7,800 persons. By 1970, the City’s
population doubled. During the early 1980s, the City annexed land in the San Tomas
neighborhood, and by the 1990 U. S. Census, the population count for the City of Campbell was
36,048 persons. The 2000 U. S. Census population count is 38,138 persons.
The proposed General Plan at buildout would accommodate a population level of approximately
41,825 persons, or 9.7 percent over 2000 levels, as shown in Table LUT- 1: Historic and
Projected Population. This population increase would be generated from the potential increase of
1,600 housing units, concentrated mainly on mixed- use redevelopment sites along light rail
transit corridors and infill development.
Table LUT- 1:
Historic and Projected Population
1980 1990 2000 20201
Population 26,910 36,048 38,138 41,946
Percent Increase 34% 5.8% 10 %
1. Assuming the development of 1,600 housing units at 2.38 persons per household by 2020.
The population could vary depending on the actual number of persons per household.
Source: U. S. Census, California Department of Finance.
Non- residential building space in Campbell will increase nine percent from an estimated 10.2
million square feet to nearly 11.2 million square feet, as shown in Table LUT- 2: General Plan
Buildout Projections for Non- Residential Floor Space. This results from application of average
assumed densities and floor area ratios ( shown in Appendix B) to vacant sites and areas with
potential redevelopment/ intensification opportunities.
Land Use and Transportation Element
LUT- 3
Table LUT- 2:
General Plan Buildout Projections for Non- Residential Floor Space
Land Use Existing ( sq. ft.) Projected Net New Building Area
at General Plan Buildout ( sq. ft.)
Total ( sq. ft.)
Auto- related 413,011 ( 115,223) 297,788
Retail/ Restaurant/ Hotel 2,813,528 167,392 2,980,920
Industrial 2,529,444 ( 64,888) 2,464,556
Prof. Office 3,002,303 986,924 3,989,227
Parking Structures 419,500 - 419,500
Quasi- Public 1,058,072 ( 34,116) 1,023,956
Total 10,235,857 940,089 11,175,946
The time at which full development (“ buildout”) will occur is not specified in or anticipated by
the Plan; Therefore, the levels of “ buildout population” may be reached in a 15- 25 year period.
Designation of a site for a certain use does not necessarily mean that the site will be
built/ redeveloped with the designated use over the next 20 years, the horizon of the Plan.
LAND USE
Campbell is a predominantly built- out community. Many believe there is little room for growth
or change in the physical environment, due to the scarcity of vacant land. However, land use is
dynamic and change is constant from within and without. Guiding change in an effort to
maintain the quality of life in Campbell is a challenge. In making land use decisions, the City’s
decision makers must consider which land uses will best serve the public interest, while allowing
property owners reasonable property use. Maintaining this balance has always been a primary
function of land use planning.
Land for the development of homes has become scarce within the City. As a result of increasing
demand for homes in the City and the Santa Clara Valley as a whole, the City is feeling the
pressure to develop the maximum number of units on each site. The character of some
neighborhoods has been affected by this intensification trend, and as a result, the land use
category of some neighborhoods has been changed to a lower density to reflect the existing
housing types. Conversely, some neighborhoods have been identified as areas where density can
increase due to factors such as proximity to light- rail. In those areas the land use category on the
General Plan Diagram has intensified.
As the City has limited resources in terms of vacant land, there are no plans to locate solid and
liquid waste disposal, including hazardous waste facilities, within the City of Campbell
boundaries. The City participates with Santa Clara County and the cities within Santa Clara
County to site solid and hazardous waste facilities in appropriate locations where they will not
pose nuisance and health threats to the population, and where the potential for groundwater
contamination and air pollution is minimized. See the Health and Safety Element and the
Conservation and Natural Resources Element for more information.
Some land within the City of Campbell is located in special flood hazard areas. The land
adjacent to the Los Gatos Creek, San Tomas Aquinas Creek and Smith Creek may be designated
as “ Areas of 100- year flood” by the Federal Emergency Management Agency. In areas with
flood potential, the City ensures that new construction meets State and local standards for
Campbell General Plan
LUT- 4
construction as mandated by the Uniform Building Code. For more information on Flooding, see
the Health and Safety Element.
The Land Use Diagram
Campbell’s General Plan Land Use and Transportation Diagram is a graphic representation of
the policies set forth in the Land Use and Transportation Element. The Diagram has the
following major land use categories:
• Residential
• Industrial
• Commercial/ Office
• Public/ Government Facilities
• Mixed- use and Special Planning Areas
Each of these categories is divided into subcategories, base on density and land use type. The
various land use categories are applied to geographic land areas within the community, to
indicate which land uses the City believes will be the most appropriate at that location.
Figure LUT- 1a: Total Existing Building Floor Area by Land Use
Industrial
25%
Prof. Office
30%
Public/ Semi-
Public
10%
Auto- related
4%
Retail/
Restaurant/
Hotel
27%
Parking
Structures
4%
Land Use and Transportation Element
LUT- 5
Figure LUT- 1b: Total Projected Building Floor Area by Land
Use at Full Builout of the General Plan
Industrial
22%
Prof. Office
35%
Public/ Semi-
Public
9%
Auto- related
3% Retail/
Restaurant/
Hotel
27%
Parking
Structures
4%
Land Use Categories
Residential Development
The quality and livability of existing residential neighborhoods are often intangible elements, but
they are important to community life. The General Plan focuses on enhancing neighborhood
character, attracting quality development and providing opportunities for neighborhood
interaction. The compatibility of residential development is determined by such factors as
housing density, lot size, lot configuration, building scale and type, and building design. It is a
goal of the City to maintain a variety of residential land use options. The various residential
designations are as follows:
Low- Density Residential ( Less than 3.5 units per gross acre): Development at this
density is most often in the form of single- family detached homes on large lots ( typically
10,000 square- foot lots or larger). The allowable density of less than 3.5 units per acre
results in a population of approximately one to nine persons per acre.
Low- Density Residential ( Less than 4.5 units per gross acre): This designation also
provides for detached single- family homes on larger lots ( typically 8,000 to 9,000 square-foot
lots). The allowable density of less than 4.5 units per acre results in a population of
approximately one to 11 persons per acre.
Low- Density Residential ( Less than six units per gross acre): This designation provides
for detached single- family homes ( on lots that are typically 6,000 square feet). The
allowable density of less than 6 units per acre results in a population of approximately
one to 15 people per acre.
Low- Medium Density Residential: The low- medium density residential category permits
a range of 6 to 13 dwelling units per gross acre. Developments at this density consist
Campbell General Plan
LUT- 6
generally of duplexes, small apartment buildings, and small lot single- family detached
homes when the PD ( Planned Development) Zoning Designation is utilized. The
allowable density of 6- 13 units per acre results in a population of approximately 15 to 32
persons per acre.
Medium Density Residential: The medium density residential classification on the land
use plan permits a range of 14 to 20 units per gross acre, which results in a population of
approximately 35 to 49 persons per acre. Historically, new development at this density
has been in the form of apartments, condominiums and townhouses.
High Density Residential: The high density residential category permits from 21 to 27
units per gross acre. Developments at this density consist generally of apartments and
condominiums, and similar types of residential uses. The allowable density of 21 to 27
units per acre results in a population of approximately 52 to 67 persons per acre.
Mobile Home Park: The Mobile Home Park category was created to discourage the
conversion of several functioning mobile home parks to other uses, since mobile home
parks have traditionally provided low- to- moderate income housing for Campbell
residents. The allowable density is 6 to 13 units per gross acre, which results in a
population of approximately 15 to 32 persons per acre.
Commercial Development
Commercial designations have a broad range of uses. Retail and service business, professional
offices, banks, restaurants, and similar types of uses are allowed in commercial zones. Floor
Area Ratios ( FARs) in Commercial designations vary by Special Project Area. Special Project
Areas are discussed beginning on page LUT- 32.
The visual quality of commercial streets is enhanced when buildings form a street- wall, by
extending them along the street. Through good design, commercial building placement and scale
can enhance the image of the community. Visual quality is also improved through appropriate
and complementary building scale, which means the relationship of new development to existing
buildings.
In Campbell there are four commercial designations as follows:
Central Commercial: The Central Commercial designation is used for the heart of
Campbell including parts of Campbell and Winchester Avenues in Downtown Campbell.
This area is intended to provide shopping, services and entertainment. Building forms in
this designation edge the street and should include retail commercial uses on the ground
floor with either office or residential uses on the second and third floors. For more
information on the Downtown area, refer to the Downtown Area Plan in Appendix A.
General Commercial: This category permits commercial uses that need exposure to high
volumes of automobile traffic or access to transit corridors. Most of the land in Campbell
that is designated for General Commercial is located along both sides of Bascom and
Hamilton Avenues and parts of Winchester Avenue. Commercial development in these
areas is highly visible, hence the placement and scale of buildings is especially important
Land Use and Transportation Element
LUT- 7
Insert Figure LUT- 2: Land Use Diagram
Campbell General Plan
LUT- 8
Back side of Figure LUT- 2
Land Use and Transportation Element
LUT- 9
to the community image. The building forms should typically frame the street, with
parking lots either behind or under the building. Auto related uses, such as auto repair,
are not allowed from locating in the General Commercial areas.
Neighborhood Commercial: The Neighborhood Commercial category is designed to
encourage the location of commercial uses at major intersections in residential areas.
Neighborhood Commercial uses accommodate small- scale, lower intensity commercial
and office uses that provide services to the adjacent residential neighborhood and is
accessible by automobile and by foot. Neighborhood Commercial areas should be
designed to accommodate the auto in a manner that is friendly to pedestrians and bicycle
traffic. The architecture of the buildings should be compatible to the neighborhood.
Grocery stores, pharmacies, restaurants, laundries and personal services are examples of
neighborhood commercial uses.
Professional Office: The Professional Office land use designation permits
administrative, professional and research uses that may provide a customer service or be
more corporate in nature. Office uses are dispersed throughout the City, since they are
permitted in most non- residential zoning districts. Because office uses generally have a
less intense impact on adjacent land uses than other commercial uses, they often provide
a buffer between residential and commercial or industrial uses.
Mixed- Use
Within the City of Campbell, there are several areas where a mix of uses is encouraged. Adding
residential development along some of the City’s commercial corridors will create activity along
the street, provide a variety of housing types near work and shopping, and enhance public safety.
This strategy ensures safer, more viable commercial areas with the mixed- use residents
providing around the clock “ eyes and ears” for greater safety and helping to ensure the viability
of the commercial uses. Also, mixed- use development should be located next to sidewalks or
landscape setback areas adjacent to the public street to enhance visibility, pedestrian access and
interaction with the commercial uses. The maximum floor area ratios ( FAR) are contained in
specific land use policies for each project area. Residential densities will not be counted against
the allowable FAR.
Several of the areas designated for Mixed- Use Development are part of Area Plans such as the
North of Campbell Avenue Area Plan ( NOCA) and South of Campbell Avenue Area Plan
( SOCA). Development Standards will be created for many of the mixed- use designations listed
below.
The General Plan contains four categories of mixed land uses:
Low- Medium Density Residential and/ or Professional Office: This designation occurs
primarily near Downtown, where there is a need for office uses to buffer the single-family
homes from commercial impacts. Many parcels designated with the Low- Medium
Density Residential and/ or Professional Office category have homes that are on the
Historic Inventory. These homes may be converted to office use, however the character
of the historic homes and the single- family residential neighborhood should be
maintained.
Campbell General Plan
LUT- 10
Medium to High Density Residential and/ or Commercial: This Land Use Designation
occurs near Downtown, in the South of Campbell Avenue Area ( SOCA). These parcels
primarily front Railway Avenue, Dillon Avenue and Gilman Avenue and are located near
the planned Downtown Campbell Light Rail Station. The General Plan identifies these
parcels for commercial or a mix of uses, promoting commercial on the ground floor and
residential above, similar to the uses along Campbell Avenue in Downtown Campbell.
The SOCA plan identifies maximum floor area ratios and minimum lot sizes for this area.
Residential / Commercial / Professional Office: There are several areas within the City
with this designation including the NOCA area, several parcels on Hamilton Avenue west
of San Tomas Expressway and areas along the proposed Light Rail line. The Residential
/ Commercial / Professional Office Designation is intended to provide a residential
component to traditional commercial and/ or professional office uses. The intent of this
designation is to maintain the commercial and office uses on the ground floor, with
residential on the upper floors. Development standards will be created for these areas
regarding minimum lot coverage and floor ratio requirements. The Development
standards will also ensure quality site design ( e. g. encouraging building placement
toward the street edge and parking in the rear or underneath).
Commercial and/ or Light Industrial: This area is located on Old Camden Avenue,
southeast of Winchester Avenue, in the SOCA planning area. The Commercial and/ or
Light Industrial designation is intended for service commercial type uses. Auto repair
facilities and similar uses are encouraged to locate in this area.
Industrial Development
Industrial development in Campbell is located primarily along Dell Avenue, the McGlincey Lane
area and Old Camden Avenue. Uses in Campbell’s industrial areas include research and
development, small start- up companies, warehouses, and auto repair. Buildings vary in size and
appearance. Nearly all of Campbell’s industrial land is built- out. The City seeks to upgrade the
function and appearance of these industrial areas by encouraging high quality development. The
City maintains two industrial designations as follows:
Research and Development: This designation accommodates campus- like environments
for corporate headquarters, research and development facilities and offices. The
Research and Development designation accommodates uses such as incubator- research
facilities, testing, packaging, publishing and printing.
Light Industrial: This designation is intended to provide and protect industrial lands for a
wide range of light manufacturing, industrial processing, general service, warehousing,
storage and distribution and service commercial uses, such as automobile repair facilities.
Industries producing substantial amounts of hazardous waste or odor and other pollutants
are not permitted. Businesses serving commercial uses such as food services or office
supply would be allowed as ancillary uses, subject to appropriate standards.
Institutional
The General Plan provides for civic, social service, educational, cultural or charitable uses
operated by a government or private agency serving the public under the category of
Institutional. The term institutional can include facilities owned or operated by a private
Land Use and Transportation Element
LUT- 11
organization, such as a private school or religious organization, as well as facilities owned or
operated by a public entity, such as public buildings and grounds.
The City operates a variety of facilities for its citizens, including the Civic Center complex, the
Community Center, Adult Center, and the Campbell Historical Museum. More information on
these facilities can be found in the Open Space, Parks and Public Facilities Element of the
General Plan.
Open Space
This designation provides for a variety of uses of land that include areas of natural resources,
recreation and areas of enjoyment of scenic beauty, such as parks, creeks and trails. Historically,
Campbell contained large expansive open space in the form of orchard land. Today, however,
there is no land devoted to commercial agriculture, though non- commercial agricultural uses are
allowed in areas designated for residential and open space land uses. More information on Open
Space can be found in the Open Space, Parks and Public Facilities Element of the General Plan.
TRANSPORTATION
This section reviews Campbell’s transportation system then looks at influences and constraints,
such as City land use decisions and their implications, which affect transportation planning for
the City.
The object of a transportation system is to provide opportunities for travel. Travel is defined as
conveying people, goods, and services over distances. Travel within Campbell takes a variety of
forms in response to travel demand, from driving to transit to flextime to alternate modes.
Transportation is a complex web of travel modes, operators, and behaviors. This section
describes the existing and projected transportation infrastructure and the way the transportation
system is used.
Roadways
Campbell’s network of approximately 92 miles of roadways is extensively traveled by residents
and commuters. Approximately 19 miles of this network are major roadways serving both local
and regional users. Freeways and expressways comprise approximately 6 miles of this major
roadway network system. Arterials provide approximately 13 miles of roadway, and collectors
provide approximately 21 miles of roadway. Table LUT- 1 explains the functional classification
of roadways in the City, and Figure LUT- 3 identifies the roadway classifications.
Street Design Standards
The City has established street design and construction standards for roadways within Campbell.
These standards can be found in the City of Campbell Standard Specifications and Details for
Public Work Construction, which incorporates by reference the City of San Jose Standard
Specifications and the City of San Jose Standard Details. In turn, the San Jose Standard
Specifications and Details incorporate by reference much of the State of California Standard
Specifications and Standard Plans, and the American Public Works Association Standard
Specifications for Public Works Construction. All of these specifications are periodically
updated.
The City Council has recognized the San Tomas neighborhood as a distinctive residential area
where alternative street improvement standards, as it relates to curbs, gutters, sidewalks and
Campbell General Plan
LUT- 12
streetlights, should be developed because of a lower density residential land use and a desire to
preserve a less urbanized character. Appendix A includes the San Tomas Area Neighborhood
Plan, which identifies the requirements for street improvements in the San Tomas neighborhood.
Land Use and Transportation Element
LUT- 13
Figure LUT- 3 Roadway Classification Diagram
Campbell General Plan
LUT- 14
Back side of Figure LUT- 3
Throw Away
Land Use and Transportation Element
LUT- 15
Table LUT- 3: Roadway Classifications
Street Category Street Function
Freeways Freeways are designed to be high- speed, high- capacity facilities with limited
access and grade separations at cross streets. The primary function of
freeways is to provide high mobility for regional and countywide travel.
Freeways are designed, operated, and maintained by the State of California.
Expressway Expressways are major divided arterials with access limited primarily to grade
separations and at- grade intersections. The purpose of expressways is to
serve countywide trips. Expressways are generally designed, operated, and
maintained by the County of Santa Clara.
Arterial Arterials are medium- to high- speed, multi- lane streets that primarily function
to serve through traffic for inter- city and intra- city trips. Arterials also
provide access to adjacent properties.
• Class I arterials generally have little on- street parking and serve
major bus routes.
• Class II arterials generally have on- street parking and serve major
bus routes.
Collector Collectors are low- to medium- speed two- lane or multi- lane streets that serve
to collect and channel local traffic to arterials and to distribute arterial traffic
onto local streets. Collectors provide mobility and land access via driveways
and on- street parking. Collectors may serve bus routes.
• Commercial/ Industrial Collectors have adjacent commercial and
industrial land uses.
• Residential Collectors serve the residential neighborhood they
penetrate.
Local Access Local streets are low- speed two- lane streets that provide direct access to
abutting land uses. Local streets provide the lowest level of mobility and
usually serve no bus routes.
Private Lane Private streets are low- speed access streets that provide direct access to
properties within a particular subdivision or development. Private streets are
maintained and operated by Home Owners Associations or individual private
landowners.
Campbell General Plan
LUT- 16
Roadway Maintenance
The City maintains or contracts maintenance of all improved public streets, associated signs and
striping.
The City uses a Pavement Management System to identify and prioritize major preventive and
corrective maintenance needs. All City streets are surveyed and rated on a biennial basis.
Maintenance needs are identified by measuring observed pavement conditions against a City
standard for system- wide average pavement surface conditions and standards establishing road
repair strategies with the condition rating for individual street segments. Depending on the
rating of a specific street, differing repair approaches ranging from patching to reconstruction
may be required. Larger resurfacing jobs are usually contracted out to private contractors, with
City crews primarily handling preventive maintenance such as crack sealing and filling potholes.
Street, roadside area, parking district, walkway and bike path cleaning are ongoing City services.
Street cleaning of Downtown streets occurs twice per week. Arterials are cleaned once a week
and other improved streets are cleaned two times a month, in addition to an as- needed or
requested basis.
The Neighborhood Traffic Management Program
The Neighborhood Traffic Management Program ( NTMP) is essentially a set of guidelines by
which the public and City staff can work together to improve neighborhood livability by
managing speeding and cut- through traffic on residential streets. The NTMP develops
procedures for addressing neighborhood traffic issues, defines what speeds and cut- through
traffic volumes are considered excessive, and creates a toolbox of acceptable neighborhood
traffic management solutions.
The NTMP is currently being drafted. It will combine the public's input from a recent survey,
case studies and best practices from existing local programs. It is anticipated that the draft
program will be presented to the public in 2001.
Street Lighting
The City maintains an extensive system of streetlights for the purpose of pedestrian and vehicle
way lighting and to reduce the likelihood of crime. City owned lights on arterials and in city-owned
parking lots are routinely surveyed for maintenance needs. The City also monitors new
lighting technologies and circuiting techniques to reduce energy and maintenance costs.
Parking
The City regulates parking on City streets and operates several parking lots. Most residential
streets have no parking restrictions, however some street parking spaces in Downtown have time
limitations. All parking on City- owned lots and streets is currently free. The City imposes
minimum on- site parking requirements for private development, and more lenient standards for
businesses in Downtown due to the ability to share parking. Parking standards for new or
expanded development projects are defined in the Campbell Municipal Code. These standards
are occasionally modified in response to new or changed conditions, such as new land use types
or changing parking demands. The City’s parking standards are comparable to other
jurisdictions.
Land Use and Transportation Element
LUT- 17
In the 1970s, large cannery/ warehouse buildings in Downtown were converted to office uses,
creating additional parking demand as a result of the intensification of the use. A municipal
bond was issued to build a parking structure for these large office and commercial buildings in
Downtown to satisfy parking demand caused by the conversions. Since that time, parking
demand in the Downtown area has been increasing as other shops, restaurants, and offices
continue to intensify and become more popular. In 1999 the City provided 95 new parking
spaces along Civic Center Drive and Orchard City Drive to ease parking demand. The
Downtown Development Plan ( Appendix A) outlines goals and policies for providing adequate
parking in Downtown, maximizing the use of existing and future parking resources and
encourages the joint utilization of parking. The City is continually looking for creative ways to
increase supply of parking due to increased demand in the Downtown area, including plans to
build a 300- space parking structure by the year 2002.
Traffic Volumes
Campbell’s Land Use and Transportation Plan control the intensity of development, based on the
capacity of the street network to carry traffic, incorporating measures that protect the heart of the
community and residential areas from through traffic. The term “ traffic carrying capacity” is
subjective. Its definition is based on the desired maximum road width and number of travel
lanes and the “ level of service.” Level of service is a measurement that determines the level of
traffic congestion on a given roadway ( for a more complete description of traffic technical
criteria and terminology, please refer to the Technical Appendices). The General Plan links
existing and future land use activities with the existing and future street improvements, and other
transportation systems, so that an acceptable level of service can be provided to the residents and
businesses of Campbell.
Bicycle Facilities
Bicycle facilities include bike paths, bike lanes and bike routes:
• Bike Paths are paved facilities that are physically separated from roadways used by
motor vehicles by space or a physical barrier and are designated for bicycle use.
• Bike Lanes are lanes on the outside edge of roadways reserved for the exclusive use
of bicycles, so designated with special signing and pavement markings.
• Bike Routes are roadways recommended for use by bicycles and often connect
roadways with bike lanes and bike paths. Bike routes are designated with signs.
Figure LUT- 4 depicts the locations of the existing and proposed bike lanes and bike paths.
There are links between Campbell bikeways and bikeways in the neighboring cities of San Jose,
Los Gatos and Saratoga. Santa Clara County allows bicycles on all expressways, including the
San Tomas Expressway that provides a north- south connection linking San Jose to Los Gatos.
Pedestrian Transportation
Pedestrian circulation in Downtown Campbell ( i. e. Campbell Avenue between Winchester and
Railway Avenues) is somewhat ideal. Campbell Avenue has a mix of land uses, and the
buildings have a close relationship to the streets, which provides interest to the pedestrian.
Some parts of Campbell have been developed with land areas containing large separation of land
uses ( such as single- family residential neighborhoods and industrial parks) and commercial
Campbell General Plan
LUT- 18
centers that are separated from the streets by large parking lots ( such as large home improvement
or furniture stores), which discourage pedestrian activity.
The neighborhood street pattern is marked by wide, heavily traveled arterial streets at one- mile
intervals. Major north– south transportation corridors ( such as Hwy. 17 and the San Tomas
Expressway) act as pedestrian barriers between residential neighborhoods and the Downtown. A
pedestrian overpass has been provided over the San Tomas Expressway, but shorter, more
dangerous routes may tempt pedestrians, creating a potential safety hazard.
Traffic signals with pedestrian push- buttons and walk/ don’t walk indicators are located at all
major intersections. Sidewalks have been provided in most residential and commercial areas
( except for the San Tomas Area – see STANP guidelines). Sidewalks in industrial areas have
not been widely installed in the past, but are encouraged. New sidewalks are installed with new
development.
Goals and policies have been developed that encourage pedestrian connections throughout the
City, by encouraging connected, interesting site design.
Transit
In order to provide mobility to the greater region, Campbell must have a transportation system
that provides choices for multiple methods of travel that are available to all facets of the
community with good connectivity to all destination points, both within the City and beyond.
This mobility will be enhanced by a variety of methods including the extension of Light Rail
through the Vasona Corridor, extended bus service, para- transportation ( operated by the Santa
Clara Valley Transportation Authority ( VTA)) and measures that are intended to provide better
coordination, access and efficiency for all types of transportation facilities.
These regional measures will be linked to and coordinated with the City’s existing circulation
system so that Campbell’s residents and business community will have excellent mobility both
within the City and to destinations beyond. The challenge in providing this mobility will be
protecting the heart of the community and its internal connectivity by breaking physical
impediments and barriers such as those posed by freeways and expressways, with connective
elements such as trails and over crossings. The Land Use and Transportation goals and policies
will identify strategies to encourage a greater range of transportation options that are widely used
by making them safer, more accessible and more efficient.
Land Use and Transportation Element
LUT- 19
Figure LUT- 4: Bicycle System
Campbell General Plan
LUT- 20
Back side of Figure LUT- 4
Throw Away
Land Use and Transportation Element
LUT- 21
COMMUNITY DESIGN
Campbell contains many community assets and activity areas that enhance the City’s distinctive
character and sense of place. These elements, such as commercial corridors, residential
neighborhoods, natural and historical resources, and public improvements, provide opportunities
for community pride and an enhanced quality of life. Campbell’s central position in the Valley
provides both excellent accessibility and beautiful views of the surrounding hillsides.
In 1991, Campbell’s Community Design Study was prepared, which identified the major
components of community form that is comprised of the existing and desired character of the
City. The Study also identified the role and characteristics of the various components of
community form as well as appropriate design strategies to enhance the City’s image. In
general, the design strategies of the Community Design Plan seek to encourage high quality
development, which integrate the goals of the City as a whole. Many of the ideas presented in
the Community Design study are presented in this section.
This section discusses the enhancement of the overall community life and character through the
strengthening of neighborhoods and by the use of gateways, streetscapes, historic and cultural
resources, interrelationships of land uses, linkages and access, and building and site design. The
Community Form Diagram illustrates the essential components of community form that make
Campbell such a special place to live.
Figure LUT- 5: Campbell Community Form Diagram
Campbell General Plan
LUT- 22
Neighborhoods
Campbell has a variety of residential, commercial, industrial and mixed- use areas that have
evolved into special, identifiable neighborhoods. Figure LUT- 6 illustrates the location of
Campbell’s neighborhoods, and Table LUT- 2 shows the land uses distribution in each of
Campbell’s neighborhoods.
Neighborhoods are the building blocks of the community. Thus, neighborhood integrity is the
heart of community character. A neighborhood should have a central focal point that serves as a
place for gathering and interaction. Neighborhoods should offer residents a range of
recreational, commercial, religious and educational opportunities. Neighborhoods should also be
pedestrian friendly and “ walkable.” Walkable neighborhoods are tree lined, safe, have
pedestrian connections with surrounding neighborhoods and nearby shopping facilities and offer
a comfortable walking and bicycling environment with ready access to public transportation.
Issues that affect neighborhood integrity include the proximity of residential and nonresidential
uses ( incompatible land use), loss of connectivity to other neighborhoods, poor site design, lack
of adequate public facilities and lack of identity.
Goals, policies and strategies in the Land Use and Transportation Element promote the
enhancement of Campbell’s neighborhoods.
Land Use and Transportation Element
LUT- 23
Figure LUT- 6: Campbell Neighborhoods
Campbell General Plan
LUT- 24
Table LUT- 4: General Plan Land Use Acreage by Neighborhood
Land Use
Designation
Central
Camp-bell
Creekside/
Campisi
Dell East
Camp-bell
McGlincey North
Camp-bell
Pruneyard San
Tomas
Union West
Camp-bell
White
Oaks
Sphere
of
Influence
Total
Residential1
Low Density
(< 3 DU/ GA) 140.7 140.7
Low Density
(< 4.5 DU/ GA) 132.0 1.7 133.7
Low Density
(< 6 DU/ GA) 171.9 173.4 71.6 298.4 9.8 189.9 28.7 75.7 1,019.4
Low- Med. Density
( 6- 13 DU/ GA) 43.9 5.2 8.6 57.0 3.3 11.5 28.0 157.5
Medium Density
( 14- 20 DU/ G A) 99.6 3.9 6.0 29.2 1.4 42.0 3.1 185.2
High Density
( 21- 27 DU/ GA) 54.6 6.7 8.2 75.5 14.0 16.9 175.9
Mobile Home Park 16.9 10.0 26.9
Commercial
Central Commercial 64.6 64.6
General
Commercial 45.0 22.7 24.1 4.0 18.5 25.1 14.3 11.1 18.0 3.1 185.9
Neighborhood
Commercial 9.2 34.7 43.9
Professional
Office 11.9 7.7 1.9 1.0 1.2 4.5 2.9 7.2 38.3
Industrial
Research and
Development 89.8 18.8 108.6
Light Industrial 40.3 54.1 10.2 104.6
Institutional
Institutional 72.8 2.8 15.4 62.0 1.5 15.9 0.3 170.7
Open Space
Open Space 85.0 16.7 106.1 13.0 47.3 268.1
Mixed- use
Low- Med Density
Residential/ Office 4.1 4.1
Medium to High
Density Residential/
Commercial 17.4 17.4
Residential/
Commercial/
Prof. Office 30.9 18.6 10.0 59.5
Commercial and/ or
Light Industrial 25.2 25.2
Total
743.8 60.8 236.2 229.7 89.9 113.3 25.1 799.3 113.8 340.5 90.1 87.7 2,930.2
1. DU/ GA = dwelling units per gross acre
Source: Community Development Department, December 2001
Land Use and Transportation Element
LUT- 25
Gateways / City Boundaries
Gateways and Boundaries are the primary locations where people enter and leave the city.
Gateways provide initial impressions of Campbell and convey a “ sense of arrival.” Currently the
City is lacking Gateways at its boundaries and to most of its districts and neighborhoods. This
General Plan
Update encourages
Gateways at the
city boundaries on
major streets and
intersections and at
entries to special
districts, such as
Downtown.
Gateways should
be appealing and
distinctive, evoking
a positive city or
district image.
Gateways can be
identified through
special
architecture,
landscape, and
artwork. Uniform
signs for the city’s
gateways can also
help define the
city’s boundaries.
A city’s boundaries define the municipal service area and determine the efficiency of municipal
service delivery. The City has several areas that have illogical boundaries such as the intrusion
of San Jose at the west edge of the city ( also known as the Cherry Lane neighborhood) and the
portion of San Jose that is south of San Tomas Aquino Creek near southwestern Campbell.
Another illogical boundary occurs west of Bascom Avenue between Apricot Way and Camden
Avenue. Illogical boundaries undermine the sense of a cohesive community and reduce the
efficiency of local service delivery. Boundary adjustments to create logical boundaries and
service areas may be pursued with neighboring jurisdictions.
Figure LUT- 7: Gateways
Campbell General Plan
LUT- 26
Street Appearance and Public Improvements
The appearance and function of streets, freeways, and public improvements impact the image of
the City and the service levels and function of the street system. Campbell’s arterial streets and
freeways include Hamilton Avenue, Bascom Avenue, Camden Avenue, Winchester Boulevard,
Campbell Avenue, Pollard Road, Highway 17, and the San Tomas Expressway. Public
improvements include streets, sidewalks, medians, parkways, drainage and flood control
facilities, street trees, street lighting and traffic signals. Examples of public utilities include
telephone services and electrical transformers. Consistent and attractive street improvements,
landscape treatments, screening or undergrounding of public utilities enhance the appearance and
function of streets.
Many of Campbell’s streets have varying streetscape improvements and building setbacks. For
example, the City inherited a partially developed area with a varied set of street standards or no
improvements when it incorporated the San Tomas Neighborhood in the mid- 1980s. In some
cases, a street may be developed with two or three different improvement standards including
various curb types or no curbs, sidewalks or no sidewalks, street lights or no lights, misaligned
curbs, varying street widths and streets that are not aligned at intersections. Variable street
improvements can be unattractive, confusing to pedestrians, bicyclists and motorists, and in
some cases costly to maintain. The policies in the San Tomas Area Neighborhood Plan ( found in
Appendix A) establish a strategy to correct these inconsistencies by requiring adherence to
consistent standards and attempting to achieve compatibility as new development or
redevelopment occurs.
In addition to maintaining street improvements, the City’s Streetscape Standards identify the
need for attractively landscape parkways and safe sidewalks along major commercial streets.
Adjacent development, their employees and customers benefit from safe and attractive public
improvements. Accordingly, property owners and developers are responsible for installing and
maintaining boulevard landscaping within the adjacent public right of way. In 1991, Campbell
identified several streets that are located at important gateways to the City. Interim Streetscape
Standards were adopted for these streets in 1993, and the final Streetscape Standards adopted
with this General Plan Update, which are located in Appendix A. The streetscape has been
installed on many segments of the identified streets ( Winchester Boulevard, Bascom Avenue,
Hamilton Avenue, and West Campbell Avenue), including Hamilton Plaza, Home Depot,
Kirkwood Plaza, Campbell Gateway Square, Campbell Plaza and the Pruneyard. The streetscape
has significantly enhanced Campbell’s image as a quality small town.
Landscaping adjacent to the freeways and expressway enhances the image of adjacent private
development and improves the image of the City. Currently the landscaping along the freeways
and San Tomas Expressway are stark and visually unappealing. The City will work with
adjacent property owners and public agencies, including the Santa Clara Valley Water District,
Santa Clara County, City of San Jose and the California Department of Transportation, to
determine how to provide attractive landscape treatments on regional roadways.
Maintaining public streets will continue to be a challenge into the next century. Shrinking
revenue sources and added traffic increase the burden of maintaining streets. Campbell will seek
strategies to ensure that new development, including significantly improved properties, upgrade
public improvements and travel ways adjacent to their property.
Land Use and Transportation Element
LUT- 27
Historic and Cultural Resources
Preservation of Campbell’s historic and culturally significant resources promotes community
identity, enhances the quality of life and preserves a quality small town feeling. The historic area
of Campbell is primarily located in or near the Downtown area. Older homes, like those in the
Alice Avenue Historic District, and buildings such as the Community Center, Heritage Village,
the Ainsley House, and the Water Tower in Hyde Park are important reminders of the past and
contribute significantly to Campbell’s sense of place. The city maintains an inventory of the
city’s historic buildings, structures and districts and notes the city’s cultural resources.
Historic structures and cultural resources are more likely to be preserved and maintained if they
have an economically viable use. Rehabilitation is the repair or improvement of historic
buildings that enables them to be used for their original purpose or adapted to a new use.
Sensitive improvements and additions complement the scale, massing, and architectural
character of historic buildings and the surrounding neighborhood. Sensitive improvements and
additions respect the historic qualities of older buildings and allow them to remain prominent
elements in the community.
An example of the preservation of a historic structure is the restoration of the City’s Heritage
Theatre at the Campbell Community Center ( formerly the Campbell High School campus). Built
in 1938, the theatre was formerly an integral part of the community where music, drama, dance
and chorale events were presented for 40 years at the Campbell High School Auditorium. The
Friends of the Heritage Theatre came together in the spirit of a quality small town, and have
hosted fundraisers and applied for and received grants to restore the theatre.
The City will seek to expand properties within the Historic Overlay District where a
neighborhood’s integrity has been kept intact by preserving and remodeling buildings
sensitively. For example, the City will study the residential neighborhoods directly north and
south of Downtown for possible addition of the Historic Overlay District designation on the
Zoning Map, where appropriate.
Land Use Compatibility
The regulation of land use is intended to promote land use compatibility. Land use
incompatibility will result if development standards do not adequately address conflicts between
different land use types. Incompatibility can occur when noise, traffic, parking, fumes or
mechanical vibration disturbs adjacent uses. Incompatible land uses may occur where residential
homes are adjacent to non- residential uses ( such as commercial or industrial) or significantly
higher density residential uses. Land uses typically incompatible with residential uses include,
automobile and truck repair shops, late night and early morning uses, fast food establishments,
and entertainment establishments such as nightclubs, bars, dance clubs, video arcade and liquor
establishments. Limiting their number, controlling their locations and hours or methods of
operation, or otherwise restricting their development or expansion can mitigate the negative
effects of incompatible uses.
Another type of potential incompatible use within a commercial neighborhood is a single-purpose
building. Single- purpose buildings have a greater likelihood of remaining vacant
through changing economic times. In particular, buildings specifically designed for self- storage
limit the flexibility and types of future uses. Commercial buildings should be flexibly designed
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to accommodate a variety of tenant types and to ensure they remain viable and contribute to the
success and vitality of the surrounding commercial or industrial district. A key element in
retaining flexibility is the provision of sufficient parking, landscaping and an enhanced street
appearance.
Amenities, Open Space and Community Linkages
Open space and creeks provide recreational opportunities and visual relief. Residents and
workers viewing the open space from adjacent development provide a measure of safety and
security for users of the open space and the adjacent neighborhood. Development can act like
walls and block views and access to public and private amenities. Accordingly, buildings and
structures should not back up to amenities but should orient to them. Face to face orientation
will maximize exposure and enhance security. High activity areas such as plazas and pedestrian
routes can also be used to connect projects to these amenities. For example, a residential
complex or a research and development building may face a plaza that is situated adjacent to the
Los Gatos Creek Trail. The plaza’s interface between the buildings and the trail provides a
physical and spatial connection to the openness of the Creek and provides an amenity for the
building’s occupants.
Some neighborhoods are separated from adjacent development by major roadways or natural
barriers. Examples of neighborhoods that are isolated from adjacent neighborhoods include the
White Oaks neighborhood, which is separated from the rest of Campbell by Hwy 17 and the San
Tomas Neighborhood, which is separated from Central Campbell by the San Tomas Expressway.
These roads and barriers isolate neighborhoods from each other, lessening the overall sense of
community. To enhance the sense of community, residents need opportunities to interact.
Opportunities for interaction increase when neighborhoods are linked together through the use of
bridges, trails, continuous streetscape and other methods. With such connections, residents of
now- separated neighborhoods will increasingly feel they are part of the larger Campbell
community.
Access to Development
The number and size of entrances and exits from the roadway can affect the efficiency and safety
of roadways. For example, an expressway has a limited number of driveways and intersections,
which allows traffic to travel freely without slowing for cars turning into driveways. Large
numbers of driveways on busy streets allow drivers to enter and exit travel lanes
indiscriminately, which disrupts the flow of traffic and increases the potential for collisions. In
order to minimize traffic disruptions on arterial roadways, the General Plan encourages site
design that consolidates driveways.
In addition, numerous, small, disconnected parking lots are inefficient and force customers back
into the public street when they desire to travel between adjacent sites, which disrupts the flow of
traffic and causes safety concerns. The General Plan encourages shared parking facilities
between non- residential uses, to limit the need to enter roadways to go to adjacent sites.
Efficient parking lot design incorporates sufficient queuing by installing parking spaces that are
setback sufficiently from the driveways, which limits the conflicts with motorists entering or
leaving the site.
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Building and Site Design
New developments, especially “ infill” projects ( i. e. new development that primarily takes place
by remodeling existing buildings or by removing an existing structure to accommodate a new
structure), require careful attention to building scale, architectural design, landscaping, and
placement and screening of loading areas and mechanical equipment. With proper
encouragement and direction, new development can have a positive affect on surrounding
development and enhance the quality of life for residents, employees, and visitors to Campbell.
The General Plan encourages new developments, including major remodels, which are designed
to complement existing development. New development and improvements can be compatible
with surrounding development if careful attention is paid to scale, materials, colors, building
height and form, and design details. Franchise establishments’ sometimes employ a generic
“ corporate architecture” that is garish and repetitive. Corporate architecture is more difficult to
blend with existing development, does not accommodate other commercial land uses easily and
becomes dated quickly. Therefore, corporate architecture is discouraged. The General Plan
encourages high quality building designs that are architecturally attractive and are compatible
with or enhance the surrounding development.
Pedestrian- Friendly Development
New development and redevelopment can be designed to enhance the pedestrian experience.
Buildings that provide human scale are visually interesting and oriented to the pedestrian. Such
buildings engage the pedestrian at ground level, at entryways, and along street frontages by using
interesting building designs, quality materials, interesting display windows, recessed openings,
awnings, canopies and entrance features.
Building Placement at Intersections
Major intersections are often the first and most lasting impression of the community. Street
intersections create focal points that can enhance or detract from the image of a community.
This highly visible position deserves special design consideration. Well- designed buildings that
frame intersections help define a space and reduce the expanse of asphalt. Incorporating
prominent entries, windows, design details, and landscape oriented to the intersection creates “ a
sense of place.” Well- designed and strategically placed buildings can provide a more positive
image of the community.
Parking Areas
After parking the car, every motorist becomes a pedestrian. Parking areas should be visually
attractive and accommodate vehicles and pedestrians in a pleasant, well- landscaped environment.
Parking lots should incorporate a pedestrian walkway system that connects buildings, parking
areas, and street sidewalks in a comprehensive and easily understood manner. The pedestrian
system needs to be designed to serve the interior and the periphery of large parking areas.
Parking areas that have little or no landscape, or that front the street are unattractive and
unpleasant for the pedestrian and the motorist. Design features that enhance pedestrian ways
include special paving or markings, trellis structures, and special landscape treatment.
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Lot Consolidation
The lot pattern in some areas of the City is small and fragmented, which compromises the ability
to accommodate coordinated development. Odd configurations and small lots also make quality
development difficult or infeasible to achieve. In these instances, adjacent parcels should be
consolidated. Consolidation will provide logical building sites and promote coordinated
development. It will address issues of economy of scale, and foster consistency and
compatibility of development. The SOCA and NOCA plans ( located in Appendix A) allow
density bonuses as an incentive for lot consolidation.
AREA PLANS AND SPECIAL PROJECT AREAS
Several areas of the city are unique in ways that require special consideration. These “ Special
Project Areas” include land use and development policies specific to these areas. These Special
Project Areas include:
• Pruneyard / Creekside Commercial District
• North of Campbell Avenue ( NOCA)
• South of Campbell Avenue ( SOCA)
• San Tomas Area Neighborhood Plan ( STANP)
• Redevelopment Project Area
• Downtown Campbell
• Downtown Neighborhood
Pruneyard/ Creekside Commercial District
Bascom Avenue, Highway 17, Hamilton Avenue and Campbell Avenue bound the
Pruneyard/ Creekside Area.
The Pruneyard/ Creekside Area is a major employment and commercial district featuring the
Pruneyard shopping center and office towers, numerous offices, commercial activities and the
proposed “ Hamilton Station” of the Vasona Light Rail alignment. A portion of the site, which is
west of the Los Gatos Creek, is within Campbell’s Redevelopment Agency Project Area
boundary. The Los Gatos Creek and trail is a major amenity, which should be maintained as a
naturalistic parkway landscaped with native vegetation to complement the mixed- use
environment planned for the area. The Aloha Apartments separate the Pruneyard from the
remainder of the area. However, the extension of Campisi Way will relieve traffic impact of
development and will link the area together. The Pruneyard and the offices on Creekside Way
will serve as the area’s “ anchors” attracting people to the area both during the daytime and
evening. The area along the west side of Bascom Avenue between Hamilton Avenue and
Campisi Way is envisioned as a mixed- use area with residential or office over commercial,
which differs from the previous General Plan designation for the area of Commercial only.
Residents and workers of this area will be able to walk to Light Rail and to the Pruneyard. The
objective of the Pruneyard/ Creekside Commercial District is to obtain an active, connected space
with a mixture of commercial, office, residential, entertainment and recreational uses functioning
as a community and regional focal point. It is anticipated that the City will prepare an Area Plan
for the Pruneyard/ Creekside Area to help guide development.
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North of Campbell Avenue ( NOCA)
NOCA is located adjacent to the Downtown business district and the Civic Center, which
includes the Library and City Hall. The area encompasses the area north of the intersection of
Civic Center Drive and the Union Pacific Rail Line. The area extends north to several parcels
adjacent to Salmar Avenue.
The NOCA is envisioned as a mixed- use area that supports revitalization of the Downtown and
provides additional housing in proximity to Downtown shopping. This area was historically a
residential area that converted to industrial uses and is currently located in the Central Campbell
Redevelopment Area. The NOCA policies are intended to guide redevelopment of the area. The
objective for the area is to have a mix of medium density residential ( up to 20 units per gross
acre), office and retail commercial uses functioning as an attractive gateway and complementing
Downtown commercial activity. Two recent residential projects were developed at a low-medium
density ( up to 13 units per gross acre) to be compatible with the Harrison and Central
Avenue Downtown neighborhood, which is predominantly single- family. Due to the proximity
to single- family residential, retail and commercial uses in the area should be low impact in nature
( e. g. operate during the daytime hours, not generate noise, vibration, or a large amount of
traffic). The NOCA plan can be found in Appendix A of this General Plan.
South of Campbell Avenue ( SOCA)
The SOCA is located between Highway 17 to the east, the Union Pacific Railroad to the west,
East Campbell Avenue to the north, and the San Tomas Expressway to the south. Also included
is the triangular area at the western edge of the site bounded by Kennedy and Industrial Avenues
and the Union Pacific Railroad.
The South of Campbell Avenue area is transitioning from a mixture of residential uses and small
industrial uses to a commercial/ residential mixed- use area that supports and complements
Downtown Campbell. The General Plan supports revitalization of the area and the addition of
new residential uses to provide additional housing opportunities in close proximity to
Downtown, the Los Gatos Creek Trail and along the Vasona Light Rail Corridor. The objective
for SOCA is to revitalize Downtown commercial and recreational areas and provide housing
opportunities. The intention of the plan is to transition industrial uses to cleaner, non- offensive
uses. Any use in the SOCA area that emits dust, fumes, glare, heat, noise, odor, variations or
other disturbances is prohibited from the SOCA area. The SOCA plan can be found in Appendix
A of this General Plan.
San Tomas Area Neighborhood Plan ( STANP)
The San Tomas Area consists of 1.5 square miles located in the southwest corner of the City.
The San Tomas Area is bordered by Winchester Boulevard and the San Tomas Expressway to
the east, San Tomas Aquino Creek and the City Limit’s to the north, and the City Limit to the
west and south.
Most of the San Tomas Area developed in the 1940s and 1950s and was incorporated into the
City of Campbell in the 1980s. It retains a semi- rural, country character with various sized lots
and neighborhoods that have varying or no streetscape improvements ( street lights, curbs, gutters
and sidewalks). The STANP establishes specific policies to preserve the unique character of the
San Tomas Area and serves as a resource guide for building or remodeling in the San Tomas
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Area. The STANP clearly defines the streets that are to receive improvements and which streets
remain without. The STANP can be found in Appendix A of this General Plan.
Campbell Redevelopment Area
The Central Campbell Redevelopment Project Area was created in 1983. The Area encompasses
360 acres in and around Downtown Campbell and the McGlincey Lane area. The major purpose
of the Project Area is to eliminate blight and to revitalize the central core of the City. Specific
goals include restoring Downtown Campbell to its historic role as the symbolic, cultural,
functional, and economic focal point of the city and to retain the historic character of Downtown
through preservation and rehabilitation. Another goal of the Redevelopment Area is to promote
and facilitate economic revitalization in Downtown and the McGlincey Lane area.
Downtown
Downtown Campbell, known sometimes as “ Historic Downtown Campbell,” has traditionally
been centered on East Campbell Avenue in the area between Winchester Boulevard and the
railroad tracks. Downtown has expanded eastward to include the rest of Campbell Avenue to the
Pruneyard, and west to include the Community Center.
Downtown Campbell is the historic, cultural, and civic center of the City. It is the location of
numerous community resources and landmarks, including City Hall, Orchard City Green, the
Ainsley House, and Hyde Park. Historically, Downtown provided a full range of retail and
commercial services. In the late 1960s and 1970s, the area declined in importance and vitality
as the City’s retail focus. The loop streets ( Civic Center Drive and Orchard City Drive) were also
installed at that time. The City resisted the efforts to eliminate the small shops and storefronts
Downtown in exchange for large shopping centers that take up the whole Downtown, as was the
case in other cities in Santa Clara Valley. The City was able to retain the historic buildings and
development pattern set by the City’s founders, which preserves the small town connectedness
that a traditional Downtown brings to a community. The objective for Downtown is to have a
vibrant community oriented Downtown that serves as the retail, commercial, cultural and historic
center of the city.
The Downtown Development Plan was prepared to outline and implement a specific
redevelopment program for the Downtown. The Plan contains goals and policies for the
Downtown, addressing land use and development strategies, circulation, parking, urban design,
implementation and fun